Investor · Arvada, CO · Member since 2014 · 52 posts · 12 votes
What is the first order of business when renovating a property? Do you plan everything out, work on one room at a time, or group it into type of work (all floors first, then walls next, etc)?
My thoughts are that you should do flooring before anything else if you're just updating the property cosmetically but that's just my guess...
Investor · Waconia, MN · Member since 2014 · 238 posts · 104 votes
11y
@Jeff Libby I plan everything out first with a budget and ghantt chart to make I am tracking everything and not going over time or over spending. I do all inside work at once or all outside work at once. Here in Iowa it is pretty dependent on the time of year that you do outside or inside first.
I do flooring almost last as that is a wear item and I don't want to get paint, drop tools, etc. on my new flooring. I can always touch up the paint on the walls if I get a scuff putting flooring in. Order: Gut the entire property (if needed), plumbing/electrical, walls, paint, fixtures, flooring, final clean/touch up, rent or sell...
Investor · Arvada, CO · Member since 2014 · 52 posts · 12 votes
11y
Cool thanks. I need to put a budget on my project, I just really don't know where to start. It definitely feels like it would be easy to just throw money at it and not plan out the big picture, but I know that's not the smartest way.
Peoria, IL · Member since 2011 · 365 posts · 182 votes
11y
I agree with @Jedd Braunwarth.
To add a bit. I make a Gantt chart, figure out what the critical path is and attack that, but still grouping things.
For example, my last rehab, the pacing item was getting the kitchen done, so we focused on that, but for example when it came time to do tasks in the kitchen like rough plumbing, electrical and tile floor, we did those in the other rooms that needed it as well.
Investor · Plano, TX · Member since 2014 · 145 posts · 102 votes
11y
I would never go into a project without first having a budget! This is a good way to lose your shirt.
Call some contractors, get some prices. Most contractors won't (and shouldn't) break down materials on their estimates, but maybe you will get lucky and one will. At least you have a budget and it didn't require any work on your part. The price can only go down if you do the work yourself.
Generally, do floors last. There are always exceptions though.
Residential Real Estate Agent · Cookeville, TN · Member since 2013 · 1k+ posts · 948 votes
11y
Generally speaking, you want to work from the top down (as long as you don't have foundation issues). Considering though that you may want to get electrical and heat going first so that you can work on the rest. Flooring should be pretty much last.
Investor · Arvada, CO · Member since 2014 · 52 posts · 12 votes
11y
that's a good idea to ask contractors. I've read everywhere that floors should be first but now that I think of it, I'm agreeing that they should probably be last
Investor · Plano, TX · Member since 2014 · 145 posts · 102 votes
11y
There are always different ways of doing things. For example I personally put flooring down early in kitchens but last in bedrooms. Doesn't make one way right or wrong. Just depends on the project and the person.
Investor · Hopewell Junction, NY · Member since 2013 · 153 posts · 58 votes
11y
I start with the high-cost, items that have the most potential to go wrong. That way, if something blows up, I've got room to adjust the budget.
Also, I start with things that take longer - landscaping typically takes the longest to get done. Especially if I need to do a new lawn (we don't do those instant lawn carpets around here). Roof cleaning takes a while too... about a month after being washed to be fully effective. Pumping out the septic tank (gotta give time for the grass that was dug up to re-grow). Another good reason to do outside first/early is that you can take pictures and get preview listing going sooner.
One little trick I've found to work well near the end...
1) Sand and first two coats of polly on hardwood
2) Paint walls/ceiling
3) Last sanding and polly on hardwood
2, 1, 3 - The painters are happy because they can slop paint all over the floor, BUT I'm unhappy because then ALL the surfaces have to be wiped down from the dust - and it's never perfect.
1, 3, 2 - No dust to clean but Painters have to be perfectly careful and not drip OR scrape with their ladders. =Cost more and they are grumpy
1, 2, 3 is a bit more coordination, the painters sill have to be a little careful - but don't charge me extra. There is A LOT LESS dust and what there is, is not as obvious because it's clear/milky. There's a lot less cleaning labor and everything in the end looks crisp.
Investor · Baltimore, MD · Member since 2014 · 1k+ posts · 688 votes
11y
I start from the outside in (roof/roofs in particular), then structural (floors/walls new or otherwise), then functional (electric/ plumbing etc), then cosmetic (drywall, paint, fixtures,)
as far as floors, they may be structural or cosmetic, or both. (on the order of operations) depending on type and what the rehab will require that may mess them up,
Garberville, CA · Member since 2011 · 184 posts · 6 votes
11y
Roof first, then electrical and plumbing, then windows if they need replacing, walls and floor. Of course you can't do ALL of the plumbing first if you need new fixtures, so it goes however it needs to go depending on what's needed.
Contractor · Raleigh, NC · Member since 2014 · 651 posts · 510 votes
11y
One thing I'd add is: if possible, it's generally considered most efficient to complete work by task everywhere instead of skipping around room by room.
Investor · Arvada, CO · Member since 2014 · 52 posts · 12 votes
11y
Art, that's something I was wondering about. It makes sense to complete each task one at a time but I wasnt sure if this was actually the best way to do it
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
11y
The infographic that @JScott linked is really good, I mean very well done. It my sound strange to beginners, but when you are planning a budget and SOW it is easy to forget things so having a reference like that is a huge help.
We are in the beginning stages of renovating a 4 family building and here is the general SOW we are following:
Phase 1
Water & Furnace services & misc plumbing issues
Install electric heat in 1st floor front & 2nd back floor rear
Install spring loaded door hinges, replace locksets in all units
install & new door in front floor rear unit
Phase 2
1st Floor Back Unit
Flooring & paint
Light fixtures, new countertop, hardware for cabinets
install fan in bathroom, new baseboard in kitchen
1st Floor FrontUnit
Flooring & paint
Light fixtures, hardware for cabinets,install fan in bathroom,misc
Paint common areas
Phase 3
2nd Floor Back Unit
Flooring & paint
Light fixtures, new countertop, hardware for cabinets, install fan in bathroom, new baseboard in kitchen
2nd Floor Front Unit
Flooring & paint
Light fixtures, hardware for cabinets, Install fan in bathroom, misc.
Real Estate Investor · Milledgeville, IL · Member since 2014 · 46 posts · 24 votes
11y
We do mostly SFR flips.
Our first concern is the roof and making sure it won't leak on our hard work. From there we always start 'farthest from the exits' and literally work our way out the door. We see no point in dragging tools, ladders and materials through a finished space and risking scuffs and dings. As we finish a room we seal it off with plastic sheeting and frog tape. Once the last room is finished and all the tools are back on the truck we'll go back and unwrap each room (again farthest rooms first) and lay self adhering carpet protection or rosin paper on the floors - it not only saves the new floors during showings it gives the potential buyers the feeling that you took pride in your work.
Developer · Philadelphia, PA · Member since 2013 · 87 posts · 62 votes
11y
- Budget - Permits - Foundation - Demolition - Framing - Windows and Doors - Roofing - Exterior Siding - HVAC Rough-In - Plumbing Rough-In - Electrical Rough-In - Structured Wiring Rough-In (Internet, Ethernet, Coax, Speakers, etc) - Insulation Batts - Framing Punchout (misc framing needed to account previous trades cutting holes and maybe needing soffits due to hvac or plumbing) - Drywall (Hang, Tape, Skim, and Sand) - Insulation Blow-In (if needed) - Trim (Base, Case, Crown, Kitchen Cabinets, Vanities, Etc) - 1st Paint - Granite Templating - Ceramics / Tile - Vinyl - HVAC Final - Electrical Final - Hardwood Flooring - Plumbing Final - Structured Wiring Final - Install Granite - First Clean (clean up all bathrooms and kitchens) - Drywall Point Up (takes care of all over cuts or mis-cuts from above contractors) - 2nd Paint - Carpet - Drywall Blue Tape - Paint Touch Up - Final Clean (remove hardwood floor coverings and plastic on the carpets) - Punchout (your guy to do the grout caulking, door adjusting, fine tuning)