Could any of you who regularly do rehabs in San Antonio share some of your costs for typical items? Like price per square foot to lay tile, LVP flooring, price per yard to lay carpet, price to hang interior doors, price per square foot of floor area for interior two tone paint, etc? 

I feel like I'm being quoted some "out of town investor special" pricing.. IE about 70% higher than it ought to be. I'm holding back on my purchases there a bit until I can find reliable and reasonably priced labor. For now that's the bottleneck in my San Antonio operation.

@Jeff Cagle

*Crickets* from the peanut gallery on this one.  

We've spoken about this a few times, I don't think you can expect to compare Bakersfield pricing with San Antonio pricing.  Even the cost of materials is going to vary between the two locations.  No doubt I feel like you're getting an "Out of Towner" tax, but it's also a risk to the contractor and you both may need a little give and take on the first couple of projects.

Labor only, you're looking at $1 - $1.50 for flooring install weather tile or LVP.  It goes up for carpet if you use a "Carpet Installer" : $3.50 - $4.50 (ridiculous, right?).  

For doors, we usually see a charger per door.  I've seen as high as $50/door (pre-hung) installed.  Does not include trim (unless it comes with the door), and does not include door knob/lock install or paint.

For exterior paint: budget $0.75 - $1.50/sf for two colors + primer and some prep.  Add for heavy sanding and don't forget carpentry budget for siding replacement & patching.

For interior paint:  Budget $1.50+/sf for texture, prime, paint.  Extensive patching, lots of trim, and/or heavy sanding will drive this cost up as well.  

None of these prices are set in stone, just kinda a rule of I used to run numbers.  Rest assured, they only go UP from here.

Originally posted by @Seth Teel :

@Jeff Cagle

*Crickets* from the peanut gallery on this one.  

We've spoken about this a few times, I don't think you can expect to compare Bakersfield pricing with San Antonio pricing.  Even the cost of materials is going to vary between the two locations.  No doubt I feel like you're getting an "Out of Towner" tax, but it's also a risk to the contractor and you both may need a little give and take on the first couple of projects.

Labor only, you're looking at $1 - $1.50 for flooring install weather tile or LVP.  It goes up for carpet if you use a "Carpet Installer" : $3.50 - $4.50 (ridiculous, right?).  

For doors, we usually see a charger per door.  I've seen as high as $50/door (pre-hung) installed.  Does not include trim (unless it comes with the door), and does not include door knob/lock install or paint.

For exterior paint: budget $0.75 - $1.50/sf for two colors + primer and some prep.  Add for heavy sanding and don't forget carpentry budget for siding replacement & patching.

For interior paint:  Budget $1.50+/sf for texture, prime, paint.  Extensive patching, lots of trim, and/or heavy sanding will drive this cost up as well.  

None of these prices are set in stone, just kinda a rule of I used to run numbers.  Rest assured, they only go UP from here.

Hey Seth, actually these prices are comparable to Bakersfield.. and pretty much what I expected to pay. However what I'm getting quoted is a heck of a lot higher. I can't do projects paying double the going rate in order to make a contractor comfortable in hopes that they come down on pricing someday. At the prices I'm being quoted, I could fly all my guys out from the west coast to do the stuff and still save money. I'm thinking of going this route if no locals want to get real with me on pricing and pick up a bunch of work.

@Jeff Cagle   If it makes you feel any better, we have had to do this with our property down on at the Coast.  Folks are still charging "hurricane prices."  Between contractors and insurance agents, I'm about at my wits' end today.

@Jeff Cagle I've recently stopped traveling out of state for work, and I am restarting my construction business to handle my own investments. I know a couple of GC's who handled work for me while I was traveling so I might be able to help point you in the right direction. I'd like to hear more about what type of property and how extensive a remodel you are planning on doing on each property. Some contractors are better suited to lower end properties and rehabs while I prefer extensive projects and a higher tier of renovation than most flippers. Feel free to reach out to see how I might be able to help you. At the least, I could drive by, take some photos, and check on any properties you might have.

Originally posted by @Mike Castellow :

@Jeff Cagle I've recently stopped traveling out of state for work, and I am restarting my construction business to handle my own investments. I know a couple of GC's who handled work for me while I was traveling so I might be able to help point you in the right direction. I'd like to hear more about what type of property and how extensive a remodel you are planning on doing on each property. Some contractors are better suited to lower end properties and rehabs while I prefer extensive projects and a higher tier of renovation than most flippers. Feel free to reach out to see how I might be able to help you. At the least, I could drive by, take some photos, and check on any properties you might have.

 Hey Mike,

I have 10 project properties in San Antonio at this point. They range from needing almost nothing to needing absolutely everything. So far I haven't found anyone I like to do any of it. Any references would be appreciated. Just let them know up from that I'm cheap! They need to be keen on doing a volume business.. not trying to retire off of one of my jobs like most of the guys I've come into contact with seem to be trying to do.

Being cheap might be the problem. With the unemployment rate so low, just about everyone is working right now. They are charging higher than normal prices. That is just the great economy that we are in right now. 

But, sitting on 10 properties and not doing anything is pretty crazy. 

I think every contractor has heard people talk about volume, but right now, it does not mean very much to most contractors. They already have plenty of volume and why would they charge you less when they can just go to another job and get paid more.

Over the last 15 years I have gone through probably 10 general contractors, lots of trade specific people also. They are good for a little while, then BAM, they think they should make more money because I am making some money. 

I know right now I am paying more for everything than I ever had. BUT I guess since I am buying right, I can afford to pay the higher prices and still make a little for me. 

Tough situation. Wish I could help more.

Originally posted by @Rick Pozos :

Being cheap might be the problem. With the unemployment rate so low, just about everyone is working right now. They are charging higher than normal prices. That is just the great economy that we are in right now. 

But, sitting on 10 properties and not doing anything is pretty crazy. 

I think every contractor has heard people talk about volume, but right now, it does not mean very much to most contractors. They already have plenty of volume and why would they charge you less when they can just go to another job and get paid more.

Over the last 15 years I have gone through probably 10 general contractors, lots of trade specific people also. They are good for a little while, then BAM, they think they should make more money because I am making some money. 

I know right now I am paying more for everything than I ever had. BUT I guess since I am buying right, I can afford to pay the higher prices and still make a little for me. 

Tough situation. Wish I could help more.

I don't buy that the pricing I'm receiving is typical and is what these guys are usually receiving. Housing in San Antonio is still cheap, and you can't build cheap houses with expensive labor. There's simply no way these guys are getting paid 50-75% more than I'm paying in California on average, and then the finished product is selling for 50% less. That math doesn't work. 

I've continued to get more prices and have gotten some somewhat lower ones now. I'll just have to go through a ton of guys to get the right ones, but I anticipated that. I'm also working on the logistics of getting some of my trusted Cali guys over there to kickstart things for awhile. 

I'll get it solved. I always do.

@Jeff Cagle Volume pricing still does not get volume pricing! We manage near 900+ upper end SFH's - and good vendors are difficult to find and keep....especially legitimate vendors with licenses and insurance. The upper blue collar (plumbers, AC, electrical) are easier - "make ready" specialists working flooring, paint, and basics are tougher. I did see some fair pricing above quoted on round figures.

I would also point you to speed of completion as a big factor.  We have seen this MANY times from out of state investors who we get quotes for on make ready's for their rental homes where they can't believe / understand the pricing.  I saw one investor fly out here himself, illicit his family to help him with work and completed his own make ready in 90 days.  Good for him!  Except, we could have done the work here in 9 days.  

In the effort to "save" money - he cost himself atleast two month's of rental income.  I hope you are considering this during your shopping phase.  :) 

Originally posted by @Brad Larsen :

@Jeff Cagle Volume pricing still does not get volume pricing! We manage near 900+ upper end SFH's - and good vendors are difficult to find and keep....especially legitimate vendors with licenses and insurance. The upper blue collar (plumbers, AC, electrical) are easier - "make ready" specialists working flooring, paint, and basics are tougher. I did see some fair pricing above quoted on round figures.

I would also point you to speed of completion as a big factor.  We have seen this MANY times from out of state investors who we get quotes for on make ready's for their rental homes where they can't believe / understand the pricing.  I saw one investor fly out here himself, illicit his family to help him with work and completed his own make ready in 90 days.  Good for him!  Except, we could have done the work here in 9 days.  

In the effort to "save" money - he cost himself atleast two month's of rental income.  I hope you are considering this during your shopping phase.  :) 

Yes, some fair pricing was quoted above.. but that's not what I'm being quoted.

I've been doing this for a long time, and my investing journey actually began in Austin many moons ago. I know what kind of pricing I need to make these deals make good sense. I also know when I'm being gouged. If the machine doesn't exist in San Antonio to turn out a good work product at a good price, I'll have to build it myself.

Sure, I could use some of these higher priced guys to knock out this first set of deals more quickly (and frankly there's no guarantee that they'd be quick either), but I'd just be looking to replace them the entire time. I prefer lasting relationships.. not hoping to be able to fire my guys every day that they're working for me.