Assembly of flipping team

5 Replies

I’ve got a question for those of you that flip without rolling up your own sleeves, but dirst a little backgrou d. I’ve always been the kind of guy that does everything myself, and have alreadu done all the work required for full gut rehabs myself at some point (and have taken one project all the way through). However, I’ve moved into a situation where I no longer have the time to do the work myself, but still love the process. When it comes to the skilled trades (plumbing, HVAC, electrical), I’ve got my bases covered. My question is more centered around the demo/framing portions of the projects. Who/where do you use to handle demo? The framing contractor? Some random kids from the nearest high school? A handyman? Also, when approaching the kickoff of a Project, what is your sequence of getting folks in to work?

I have my own construction company in addition to my real estate business so my situation is different than most as I have the entire scope of work completed by my own crews aside from a few items like plumbing that we sub out.

Before that, I acted as the GC as owner builder and hired each individual sub. After I did a few rehabs, I learned which subs I liked and which I needed to get rid of, keeping the best for my situation and many of the, are still with me today.

As for demo, most framers are fully capable of this task so that isn’t a good place to start for you. You can hire laborers to do the task as well, but I would suggest having at least one framer or one person who has the experience to instructbthe demo crew on what to do and in which order. I would not be hiring kids from the local high school as demo can be dangerous, especially for those who lack the know how and experience. Plus, aging more for an experienced team will likely be less expensive because they can do it faster and faster saves money in holding costs and opportunity costs. This can be said for any portion of your rehab project.

As to the order, it all depends on your SOW (scope of work). Typically demo and trash out goes first, if you are not adding on to the size, then any framing goes next, then rough plumbing, rough electrical, and rough HVAC. Then insulation, then drywall, then paint primer, then flooring, then cabinetry and interior doors, then base and case, then the balance of the finish work. This is a typical order but some items can be moved in front or behind of others depending on the scenario.

@Will Barnard Thank you for the info. The second part of my question was more geared to the timing of engaging the different subs. At what point in a renovation would you have the electrician, for example, giving the estimate? Same for plumber. Are you engaging them before you start demo? Do you have an existing and demo plan as well as the new layout plan for the skilled trades for them to determine SOW or do you detail the SOW only and your contractors provide the general budget number and the cost gets more detailed as they get into the Reno?
Originally posted by @Taylor Klepper :
@Will Barnard Thank you for the info. The second part of my question was more geared to the timing of engaging the different subs. At what point in a renovation would you have the electrician, for example, giving the estimate? Same for plumber. Are you engaging them before you start demo? Do you have an existing and demo plan as well as the new layout plan for the skilled trades for them to determine SOW or do you detail the SOW only and your contractors provide the general budget number and the cost gets more detailed as they get into the Reno?

 That would depend. If you have plans and permits, you can engage them before you swing the first hammer and have them bid based on the specs of the plans. If it is a rehab with no plans on paper, then the house is already there and once demo is completed, I would engage all the subs so that they can see "behind the walls" where and whenever necessary to avoid the change orders as much as possible.

I typically create the SOW and give that to the subs to bid, they in turn calculate the materials needed and the labor costs and provide the bid from there. I would suggest getting subs into the project to bid sooner rather than later, you can always bring them back to make edits to the bid and this allows you to get multiple bids from multiple subs for each individual job spec to get the best price or terms.