Looking for gut rehab mentors

[Russ R.]

Hello,

This is my first project that needed gut renovation, and I am seeking mentors in Hudson county NJ to learn more about renovation and permit processes and ofc network. 

Currently, gutting the whole house to the stud and have architectural drawings ready. I need some guidance please and info about renovation, things like ex: im not sure if electrician should do the job first or plumber or hvac etc. If anyone has done gut renovation and does not mind sharing experience and knowledge, please let me know. If there is local mentorship programs about renovations, then Im interested too. 

About me: 

My name is Russ and I started brrrr strategy in 2021 and have experience with very minor repairs/replacements etc. My niche market is either Jersey city or Weehawken where I purchase the property and rent out. I have learnt a lot of things during the past couple of years in terms of what/how/where to purchase the property and renting out, however, I lack the info about renovation part which Im trying to learn.
Open to network with local likeminded folks. 

Thank you.

[Bruce Woodruff]

Quote from @Russ R.:

Hello,

This is my first project that needed gut renovation, and I am seeking mentors in Hudson county NJ to learn more about renovation and permit processes and ofc network. 

Currently, gutting the whole house to the stud and have architectural drawings ready. I need some guidance please and info about renovation, things like ex: im not sure if electrician should do the job first or plumber or hvac etc. If anyone has done gut renovation and does not mind sharing experience and knowledge, please let me know. If there is local mentorship programs about renovations, then Im interested too. 

Until you have at least a half dozen of these under your belt, it's best to hire a General Contractor and let them run the job and the subs. You are going to spend way more in time and money while you 'learn on the job'.....you can't afford to lose that much money in the Flip or BRRR business, or especially in the rental business where the materials and finishes are lower in quality and value.

Yes, a good GC will charge you 20-30% over his costs, but he is bringing in subs at a lower cost than you can get them...and he knows they're reliable.

You just tell him exactly what you want - up front - and sit back and watch and learn. Don't change anything after he starts... :-)

[Andrew Syrios]

Generally I would avoid gut rehabs unless you have a lot of experience. They generally cost quite a bit more and take longer than you'd think (and depending on where you are, the city and permitting process can be a real headache)

[Russ R.]

Thats exactly how I thought in the beginning too, and contractors here charging me way more than my expected budget, based on my calculation I should be spending around 300k and my budget is 350k but contractors are asking for cheapest was 600k and takes 7-9months minimum, where I think i could get it done much earlier, maybe Im wrong but we will see, i already started everything myself, and been running for permits too

[Sergio A. Chucaralao]

"Currently, gutting the whole house to the stud and have architectural drawings ready. I need some guidance please and info about renovation, things like ex: im not sure if electrician should do the job first or plumber or hvac etc."

If you have architectural drawings the person that is handling the renovation should know where to start. 

Get all permits approved.  Once it is gutted to studs, It needs to be assessed for any temporary walls if, you are doing major changes, like an open concept. 

1. Add all beams if are required.

2. Frame if any changes on framing.

3.Roughing of all HVAC system.

4. Roughing of all plumbing.

5. Roughing of all electrical. 

This should give you a good idea on how to start but the outcome of this project will depend on how reliable your subs are. Best of luck.

[John Chong]

Good luck on on the project! Keep us updated

[James Blair]

How did you develop your $300K cost estimate? Materials and labor costs have increased significantly over the past few years and if you received multiple bids from contractors that are $600K+ then the project is likely going to cost you a lot more than $300K. Even if the contractor estimates are inflated, it is very unlikely that the project would cost you half of their estimates. 

[Matthew Paul]

Quote from @Russ R.:

Thats exactly how I thought in the beginning too, and contractors here charging me way more than my expected budget, based on my calculation I should be spending around 300k and my budget is 350k but contractors are asking for cheapest was 600k and takes 7-9months minimum, where I think i could get it done much earlier, maybe Im wrong but we will see, i already started everything myself, and been running for permits too

If your estimates are half of what the contractors bids are coming in at , you missed a lot 

Contractors dont make those kind of margins on a job .  Its 20 to 30 percent 

You are a homeowner , there is no discount for investors , especially someone new and doing 1 house .  

A GC has subs that he works with they have a relationship , and know what to expect from each other .  With out connections you will have subs that dont work together , cause delays which cause more delays . Cost you money and especially time . 

[Jay Thomas]

Congrats on taking on your first gut renovation project! It's a big step, and I can understand how you might be looking for some guidance. Generally, in the renovation process, after gutting, it's common to have the electrician do their work first, followed by plumbing and HVAC. Having your architectural drawings ready is a great start. I'd recommend connecting with local professionals in Hudson County who can give you insights tailored to your area – contractors, architects, and real estate investors. They can share their experiences, local regulations, and best practices. Also, look into any mentorship programs or real estate groups focusing on renovations in your area. Keep that enthusiasm going,

[Bruce Woodruff]

Quote from @Russ R.:

based on my calculation I should be spending around 300k and my budget is 350k but contractors are asking for cheapest was 600k 

Here's your problem. 'Based on my calculation'....? Seriously? You're a self admitted rookie and have zero idea how to budget a job.

But good luck......

[Scott E.]

Well based on your posts you're already deep into this project. So there's no turning back now. But had you come to the forum when you were first looking at this deal, we all would have said RUN from this deal.

If multiple local reputable contractors were giving you bids of $600k and you have decided to sub this job out yourself, I have some bad news. This project is going to cost you $750k, at least.

Also some more things to worry about if you carry on alone...

-You're probably breaking some rules regarding the construction/permitting

-Breaking those rules is going to expose you to a ton of unnecessary risk

-You aren't going to be close to finished with this for 12 months, at best

-You probably don't have the right insurance for this job

-You probably don't have all of the engineering reports that the city will require.

-You probably aren't following various local building requirements (like putting up a construction fence, having a toilet on site, etc)

-You probably aren't getting lien waivers from every sub who has stepped foot on your site, finished their job, and then been paid in full

You also have admitted that you started this project without permits. Not good. You typically need a permit for demo. And you'll need another to start the rebuild.

Stop what you're doing. Hire one of those licensed GC's.

[Matthew Paul]

@Russ R.   I am a contractor .  I am finishing up on a full gut remodel of one of my properties .  I am 25% over budget due to complications found along the way . And 3 months behind .  ( but thats subjective since paying work takes priority and this is being used as fill in work )  .   I have been in the business 40 years . 

The house got everything , it was a shell . 

Rehabbing a house is a lot of work , money and time . But most of all its an education , an expensive one . 

[Kristi K.]

Quote from @Russ R.:

 If anyone has done gut renovation and does not mind sharing experience and knowledge, please let me know. 

It's not rocket science but doing it alone with no GC help is not an easy task. Here is a list that I used to help educate myself when I started. It's not perfect but hope it helps.

	Task
1	Demo
2	Foundation
3	Floor/Framing/Roof
4	Plumbers
5	Electrical
6	AC Guys
7	Windows
8	FEMP Inspection
9	Insulation
10	Inspection
11	Drywall/Tape and Float
12	Texture/Paint Interior/Exterior
13	Install Cabinets
14	Install Interior trim
15	Install Interior doors
16	Interior Paint for Trim/Doors
17	AC Guys
18	Install Floors
19	Install Electrical appliances
20	Set plumbing
21	Install appliances
22	Final Inspection

[Bruce Woodruff]

Listen to @Matthew Paul above. He has 40 yrs experience. I was licensed first in '83, so also 40 yrs, plus 10 more gaining experience. That's 90 yrs experience telling you the same thing. Plus @Scott E. and @James Blair and others. Why do you think we're all wrong and you're right?

[Martin Shaw]

@Kristi K.

You forgot to add the list.