Cibolo, TX · Member since 2014 · 17 posts · 3 votes
Just purchased my first SFH rental off-market. Needs extensive work but don't know true extent. I do know it needs P/B foundation repair, new tile, and plumbing updates. My question: is there a general order of doing rehab? For e.g., should foundation work be done before addressing anything else? Or should electrical and plumbing be addressed first? TIA!!!
exterior first(roofing, windows, entry and exit doors,siding, foundation), then fix electric and plumbing hvac. then hang int. doors drywall and spackle, then prime all walls, install floors, tile bath and kitchen, then cabinets, then countertop, then finish paint all walls, then finish electric and set toilets, faucets, hvac registers, etc, then hang trim and paint trim, then get paid for your hard work
https://www.amazon.com/FLIP-Find-Sell-Houses-Profit/dp/0071486100
If your unsure and your paying for the work to be done this book will give you a good general idea on what order to do things to save money and excess appointments from the same trade. (Like plumbers, electricians , etc )
exterior first(roofing, windows, entry and exit doors,siding, foundation), then fix electric and plumbing hvac. then hang int. doors drywall and spackle, then prime all walls, install floors, tile bath and kitchen, then cabinets, then countertop, then finish paint all walls, then finish electric and set toilets, faucets, hvac registers, etc, then hang trim and paint trim, then get paid for your hard work
You kind of jumped the gun with the purchase in evaluating the entire picture prior to purchase, but it is what is right?:) Its generally a good idea to know the condition of a property or level of expected repairs so you can anticipate those repairs and build them into your bid for the property. I typically build in an inspection contingency into my offers (yes this reduces my competitiveness of my offers, but its also a safety net to protect my bottom line). I make a bid with a 10 day inspection contingency. If accepted, I have my inspector inspect the property and provide me a report on the state of all systems and structural. then I use this report to build my scope of work and know what repairs need to be made. then I type out this list and solicit bids from 2-3 contractors/GCs/ handymen depending on the nature of the rehab. I do walkthroughs ASAP before end of 10 day period and try to get their quotes for the work needed. This allows me to make a full decision knowing the nature of the repairs, cost of repairs and have the ability to back out of my offer if there is a red flag or major foundation problem that increases my repair costs dramatically higher than I anticipated. Then I could review the order of the work they recommend with them with the contractor I choose. They usually know the order that is preferable based on the work you have planned. I would start by getting a foundation guy there to give you an estimate for his repairs. A regular GC might be able to assist with the remainder or all of the work to include foundation. Definitely get multiple bids both for cost comparison and rehab approach comparison. Everyone has a unique perspective on how to tackle an issue. good luck!
There is so much info out there on what to do in the order of doing it by someone
foundation is always the first thing, your house is built on it
get together with a friend of a friend that knows a contractor in your area and have them come over and give you a idea of what to do and where to start
I take it you are going to learn some stuff by doing? That is so cool!! good for you, get in there and learn
I am in your same boat- we bought a house on auction.com without knowing the full extent of what we were getting into. We closed yesterday- the house is 90 miles from where we live (Aspen-so buying closer is not an option yet.) I went there to have the water turned back on and started getting caught up in what the preferred order of operations should be. I finally stopped wasting time and just started cleaning. As I'm moving through the house cleaning everything, I'm better able to notice what needs to be removed/replaced, and every other little defect. I can't do much until my sons arrive in a couple of weeks to do the big renovations but arbitration least I didn't get stalled due to being overwhelmed. Good luck and we will both learn BIG lessons with our first projects and do better the next time!
Simple rule of thumb is demo, then most inner to most outer, meaning: studs, plumbing/electrical, drywall, etc going to outside, then/together with top to bottom.
Just purchased my first SFH rental off-market. Needs extensive work but don't know true extent. I do know it needs P/B foundation repair, new tile, and plumbing updates. My question: is there a general order of doing rehab? For e.g., should foundation work be done before addressing anything else? Or should electrical and plumbing be addressed first? TIA!!!
You have to do the foundation first. The whole structure shifts during the process affecting walls and ceilings and roof. Once the foundation is stabilized, make sure it is weather tight. If you are moving Kitchen sinks plan where the wiring and plumbing will be. Make sure you leave room for an oversized refrigerator space and a dishwasher. Plan out the kitchen space to the INCH. I outline on the floor in tape where things are going. Then carry on. Plumbing, Electrical, HVAC. After that, you can do the walls and such. I usually do the floors after I've painted the walls. Hang your new fixtures and replace the knobs and pulls. It's not so hard. Just allow plenty of time and move quickly or you will lose money. Fix & Flips is about getting done and sold fast.
Brenda B. You are so right! I did a cash purchase as I'm hoping to do a BRRRR on it so fortunately I don't have the stress of an impending flip (and high interest HM loan) on the line. Gotta start somewhere right? Good luck to you!
exterior first(roofing, windows, entry and exit doors,siding, foundation), then fix electric and plumbing hvac. then hang int. doors drywall and spackle, then prime all walls, install floors, tile bath and kitchen, then cabinets, then countertop, then finish paint all walls, then finish electric and set toilets, faucets, hvac registers, etc, then hang trim and paint trim, then get paid for your hard work