How’s people finding reasonably priced help to work on rehabs

Joe S.Pro Member

Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes

How’s folks finding new help to work on properties? It seems like even the unlicensed, uninsured, and no company name etc. is pulling prices out of the hat thinking they can get it.

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Jay HinrichsBusiness Member

Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes

I dont have an answer but its an issue and with the younger generation forgoing the trades I suspect its not going to get better .

If I look at my Oregon trades its heavy to Hispanic with Russian eastern block doing all of our flooring and hard surfaces in the home. Our framing crew is all Caucasian which is fairly rare.

Our siders are a branch of Mennonites as well as our painters but they hire Hispanic labor..

But when it comes to just rehabbing houses as cheap as you can thats usually bottom barrel type labor pool Lots of missing teeth etc.

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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
4y
Here are some of my random thoughts on this.

You want subs who's work is constantly done in a “workmanlike manner”, who will show up when scheduled and finish on time and on budget.

When you are running a job, it's important that Trade A complete his work (ie Electrician) before Trade B (Drywall crew) arrives a week later, because if that doesn't happen you lose control of time, and time is money (Unforeseen construction delays and cost over runs can throw a project into bankruptcy).

This requires good subs, and if they don't pull the load with this, replace them quickly.

Learn how lien releases work in your locality (it's different all over), get lien releases when you give a check...no lien releases, no check. Get Lien releases from sub/sub contractors also.

Know who is on your jobsite at all times, the trades, the business names.

In many places, Friday at 3 is knockoff time for Beer, make sure they are not having their tailgater parties at your jobsite.

In many places work is allowed to start as soon as the sun creases over the horizon, (just after Dawn), other places have hours to construct specified. Know yours, and explain your wishes to the workmen (not wanting the roofing crew to start at 6am in August, but at noon, might be a no-go for the contractor, so always ask about start and end times).

If you are going to have concrete poured, understand how to slump it, and do so.

And @Jay Hinrichs, do your Mennonite siders ride horse to work (if so any pics).

Just my 2 cents.

4 Reply
Malcolm W Forbes
Member since 2021 · 1 post · 1 vote
4y
@Joe S.
Lol, That's the truth!
1 Reply
Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
4y
Quote from @Scott Mac:

Here are some of my random thoughts on this.

You want subs who's work is constantly done in a “workmanlike manner”, who will show up when scheduled and finish on time and on budget.

When you are running a job, it's important that Trade A complete his work (ie Electrician) before Trade B (Drywall crew) arrives a week later, because if that doesn't happen you lose control of time, and time is money (Unforeseen construction delays and cost over runs can throw a project into bankruptcy).

This requires good subs, and if they don't pull the load with this, replace them quickly.

Learn how lien releases work in your locality (it's different all over), get lien releases when you give a check...no lien releases, no check. Get Lien releases from sub/sub contractors also.

Know who is on your jobsite at all times, the trades, the business names.

In many places, Friday at 3 is knockoff time for Beer, make sure they are not having their tailgater parties at your jobsite.

In many places work is allowed to start as soon as the sun creases over the horizon, (just after Dawn), other places have hours to construct specified. Know yours, and explain your wishes to the workmen (not wanting the roofing crew to start at 6am in August, but at noon, might be a no-go for the contractor, so always ask about start and end times).

If you are going to have concrete poured, understand how to slump it, and do so.

And @Jay Hinrichs, do your Mennonite siders ride horse to work (if so any pics).

Just my 2 cents.

No but they have all sorts of holidays that dont line up with ours. So they just dont show up one day or for a few days and there is no way your going to get them to change.. what you get is HONEST hard working craftsmen that do a very good job and a very competitive price.. And if you have a good relationship with them that will include baked goods from the wife.. Keep in mind we grow the best berries in the world right here.. so Marion berry pie blueberry pie Raspberry jam you know those sorts of things.
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Kelly Asmus
Real Estate Broker · Portland, OR · Member since 2018 · 126 posts · 71 votes
4y
Network, network, network. Talk to your friends, real estate brokers and other contractors. My new construction clients drive around to other new construction sites and take photos of the contractor vans they see at other sites. Then vet everyone.
2 Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
4y
Spend a couple of 7am mornings at your local Home Depot and you'll meet a lot of contractors.
Best - 7am on a Saturday!
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Laura Verderber
Rental Property Investor · Fairhope, AL · Member since 2017 · 70 posts · 52 votes
4y
Good contractors are like gold. They're the one thing I won't share with other investors, lol. Honestly, ask around, get references, see examples of previous work, get multiple quotes. Once you find one that is reasonable, keep them busy and treat them well.
2 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
I guess I need to get a older vehicle to meet the contractors at the job site to discuss the job.
0 Reply
Allan Smith
Contractor · Nashville, TN · Member since 2014 · 1k+ posts · 1k+ votes
4y
Best advice I've seen on here is referrals through Facebook groups, and networking your way to the good ones.
but I too felt the pain of over paying for construction and ended up starting a small construction company. I have 1 - 3 full time day laborers at any time and it changed everything. My cost went down some but mostly it saves time. I don't have to spend several days leaving voicemails for handymen when a short term rental needs a repair. I just text my main guy and tell him where to be tomorrow! It saves a lot of headache.
2 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
Quote from @Allan Smith:

Best advice I've seen on here is referrals through Facebook groups, and networking your way to the good ones.
but I too felt the pain of over paying for construction and ended up starting a small construction company. I have 1 - 3 full time day laborers at any time and it changed everything. My cost went down some but mostly it saves time. I don't have to spend several days leaving voicemails for handymen when a short term rental needs a repair. I just text my main guy and tell him where to be tomorrow! It saves a lot of headache.

Do you 1099 or W2 your workers? Also what kind of pay do you provide them?
0 Reply
Naz Hossain
Developer · San Antonio, TX · Member since 2019 · 177 posts · 81 votes
4y
You can go to the city website to find all contractors who are licensed and registered with the city. Then I call every single one of them to have a chat and get a feel for them. I manage all my work remotely so I have to find the good ones.
1 Reply
Taylor Ratliff
Member since 2022 · 19 posts · 9 votes
4y
You can usually find people looking for work on marketplace, FB groups, craigslist and through past clients! I would make a post in your cities fb groups offering a job with a $ per hour listed. Good luck!
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
Quote from @Taylor Ratliff:

You can usually find people looking for work on marketplace, FB groups, craigslist and through past clients! I would make a post in your cities fb groups offering a job with a $ per hour listed. Good luck!

I’m paranoid about hiring people by the hour or hiring just anybody for that matter. Couple years ago I hired someone for a small gig that amounted to less than six hundred dollars. Next thing you know they were filling unemployment saying I was their employer of the past. I was able to bet the charge, but you realize a lot people are looking for a free ride.

0 Reply
Taylor Ratliff
Member since 2022 · 19 posts · 9 votes
4y
0 Reply
Taylor Ratliff
Member since 2022 · 19 posts · 9 votes
4y
Quote from @Joe S.:

Quote from @Taylor Ratliff:

You can usually find people looking for work on marketplace, FB groups, craigslist and through past clients! I would make a post in your cities fb groups offering a job with a $ per hour listed. Good luck!

I’m paranoid about hiring people by the hour or hiring just anybody for that matter. Couple years ago I hired someone for a small gig that amounted to less than six hundred dollars. Next thing you know they were filling unemployment saying I was their employer of the past. I was able to bet the charge, but you realize a lot people are looking for a free ride.

I totally understand that. Sometimes you have to have a little faith in the good in people. Make sure that you keep record of everything as well, that way no one can file unemployment. Where I am from you have to have been working for 6 months before filing unemployment anyways. Hopefully, with all the craziness from the pandemic subsiding, you won't have as many people looking for a free ride. I would definitely try marketplace. And you could even write up a probation period agreement for up to 90 days in my state.

1 Reply
Allan Smith
Contractor · Nashville, TN · Member since 2014 · 1k+ posts · 1k+ votes
4y
Quote from @Joe S.:

Quote from @Allan Smith:

Best advice I've seen on here is referrals through Facebook groups, and networking your way to the good ones.
but I too felt the pain of over paying for construction and ended up starting a small construction company. I have 1 - 3 full time day laborers at any time and it changed everything. My cost went down some but mostly it saves time. I don't have to spend several days leaving voicemails for handymen when a short term rental needs a repair. I just text my main guy and tell him where to be tomorrow! It saves a lot of headache.

Do you 1099 or W2 your workers? Also what kind of pay do you provide them?

1099 for now. $30/hr and 20 for his helpers
1 Reply
Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
4y
Quote from @Allan Smith:

Do you 1099 or W2 your workers? Also what kind of pay do you provide them?

1099 for now. $30/hr and 20 for his helpers

So they are a legit business with all the requisite paperwork? Contractors License/Bond/Insurance/Workers Comp?
You sure?
0 Reply
Allan Smith
Contractor · Nashville, TN · Member since 2014 · 1k+ posts · 1k+ votes
4y
Quote from @Bruce Woodruff:

Quote from @Allan Smith:

Do you 1099 or W2 your workers? Also what kind of pay do you provide them?

1099 for now. $30/hr and 20 for his helpers

So they are a legit business with all the requisite paperwork? Contractors License/Bond/Insurance/Workers Comp?
You sure?

I got my general contractor license so yes we have insurance and all that.
but if you didn't want to go all out you could probably find someone who's a little more put together and has and the proper paperwork. In my town you'd probably be paying $45/hr for someone like that. Pretty expensive.
or even if you build a team and pay workers comp and all that, if you have enough to keep them busy (2 - 3 renovations going at all times) it's well worth it. I got so sick of trying to find handymen that would show up. And paying so much. Now I just tell him where to be tmrw!
1 Reply

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