Half way thought the inspection period...and the contractor flaked:(

Cleveland, Ohio
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Half way thought the inspection period...and the contractor flaked:(

Travis Andres
Investor · Los Angeles · Member since 2022 · 107 posts · 48 votes

Help! Seller wouldn't allow access to the property without an accepted offer, so we got that and then after he double confirmed he'd be there today, the contractor no-showed.  (and can't get a hold of the other 2 contractors that were also lined up)

Now What?? we have NO idea how much work is needed on the property and we're out of state.

I know having a great contractor is like having a golden goose...but any suggestions would be GREATLY appreciated.

Thanks!

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Russell BrazilBusiness Member
Moderator
Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
3y

Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

[email protected]301-893-4635Podcast Guest on Show #192
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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y

    Ask for more time, talk to your realtor to see if they have contractors they can recommend.

    0Reply
  • Travis Andres
    OP
    Investor · Los Angeles · Member since 2022 · 107 posts · 48 votes
    3y
    Quote from @Theresa Harris:

    Ask for more time, talk to your realtor to see if they have contractors they can recommend.


     These were the realtors contractors. lol

    0Reply
  • Ron Brady
    Rental Property Investor · Burlington County, NJ · Member since 2019 · 540 posts · 771 votes
    3y

    We would be prepared to walk away and sacrifice the earnest money. We would take 4-5 days to try to reengage with our contractor, tops. 

    0Reply
  • Mickey PetersenPro Member
    Investor · Long Beach, CA · Member since 2017 · 60 posts · 33 votes
    3y

    Do you have any other contingencies you could fall back on? Maybe the appraisal?

    0Reply
  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
    3y

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    [email protected]301-893-4635Podcast Guest on Show #192
    District Invest Group545 Reviews
    WebsiteView Page
    3Reply
  • Travis Andres
    OP
    Investor · Los Angeles · Member since 2022 · 107 posts · 48 votes
    3y
    Quote from @Russell Brazil:

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    Well not with that attitude Russell;)

    maybe they don’t in DC, but I got it to happen in CLE and also do it all the time in CA
    0Reply
  • Mickey PetersenPro Member
    Investor · Long Beach, CA · Member since 2017 · 60 posts · 33 votes
    3y
    Quote from @Travis Andres:
    Quote from @Russell Brazil:

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    Well not with that attitude Russell;)

    maybe they don’t in DC, but I got it to happen in CLE and also do it all the time in CA

     I agree. If you have a contractor you use regularly then of course they will check it out with you. But if you are finding someone off Angies list then maybe its hit or miss lol.

    0Reply
  • Travis Andres
    OP
    Investor · Los Angeles · Member since 2022 · 107 posts · 48 votes
    3y
    Quote from @Mickey Petersen:
    Quote from @Travis Andres:
    Quote from @Russell Brazil:

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    Well not with that attitude Russell;)

    maybe they don’t in DC, but I got it to happen in CLE and also do it all the time in CA

     I agree. If you have a contractor you use regularly then of course they will check it out with you. But if you are finding someone off Angies list then maybe it’s hit or miss lol.

    Good ‘ol Yelp 
    1Reply
  • Mickey PetersenPro Member
    Investor · Long Beach, CA · Member since 2017 · 60 posts · 33 votes
    3y

    lol I use yelp all the time!

    1Reply
  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
    3y
    Quote from @Travis Andres:
    Quote from @Russell Brazil:

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    Well not with that attitude Russell;)

    maybe they don’t in DC, but I got it to happen in CLE and also do it all the time in CA

     If you get contractors to do that that often....why are you unable to estimate a rehab cost without a contractor?

    [email protected]301-893-4635Podcast Guest on Show #192
    District Invest Group545 Reviews
    WebsiteView Page
    2Reply
  • Travis Andres
    OP
    Investor · Los Angeles · Member since 2022 · 107 posts · 48 votes
    3y
    Quote from @Russell Brazil:
    Quote from @Travis Andres:
    Quote from @Russell Brazil:

    Contactors arnt just going to come to a house you dont own, to give you a bid on a project that will never materialize

    Well not with that attitude Russell;)

    maybe they don’t in DC, but I got it to happen in CLE and also do it all the time in CA

     If you get contractors to do that that often....why are you unable to estimate a rehab cost without a contractor?

    Well… because I’m not some big-time Realtor/investor/YouTube star so I can’t just do that on my own that easy, yet. I’m 
    (oh yeah, and it’s a brand new market for me so there’s that also)
    0Reply
  • Mark Cruse
    Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
    3y

    Get in the car or plane, go to the property with your own boots on the ground and mitigate the situation. If that falls through, make sure you are around next time. You can build a team on the ground but regardless of what others may tell you, please place eyes on your own stuff. A contractor or whoever is not going to give a **** about your deal anywhere near close to the way you will.  If you start doing some of this stuff yourself you will begin to get an idea, at least in the ball park of what will take to turn it around. I go to all of mine and assess them myself. Depending on others for everything will never work in my book. 

    0Reply
  • Jack Seiden
    Real Estate Agent · Washington DC · Member since 2016 · 847 posts · 656 votes
    3y
    Quote from @Travis Andres:

    Help! Seller wouldn't allow access to the property without an accepted offer, so we got that and then after he double confirmed he'd be there today, the contractor no-showed.  (and can't get a hold of the other 2 contractors that were also lined up)

    Now What?? we have NO idea how much work is needed on the property and we're out of state.

    I know having a great contractor is like having a golden goose...but any suggestions would be GREATLY appreciated.

    Thanks!


     I used to walk properties with my contractor, my contractor is great but it stopped doing it because it was useless we couldn’t know what issues to anticipate in advance so the 1st bids were worthless, like a 45k bid that turned into 130k, and again not because he was dishonest or anything just modernzing a house has so many different parts you couldn’t possibly imagine, now that said I figured out over time given age of and condition of home I could reliably estimate total cost within like 90% accuracy, so I’d ask around other people in your area what are they spending on a similar type of project, I do this periodically in my market just to make sure I’m not getting screwed but especially when you adjust for quality I kind of found everyone was kind of paying the same. 

    0Reply
  • Sara Frank
    Realtor · Baltimore, MD · Member since 2020 · 255 posts · 182 votes
    3y
    Quote from @Travis Andres:

    Help! Seller wouldn't allow access to the property without an accepted offer, so we got that and then after he double confirmed he'd be there today, the contractor no-showed.  (and can't get a hold of the other 2 contractors that were also lined up)

    Now What?? we have NO idea how much work is needed on the property and we're out of state.

    I know having a great contractor is like having a golden goose...but any suggestions would be GREATLY appreciated.

    Thanks!


    If it's a new market/contractor I'll usually advise the client to pay the contractors for their time on an estimate. Since theres no guarantee the deal will even go under contract they aren't usually incentivized. We pay inspectors for their services regardless of the outcome of the deal, so contractors shouldn't be any different IMO (until a working relationship is formed). Don't need to pay them AS much as an inspector since the level of detail isn't the same, but a nice rate for their time goes a long way in at least getting them to show up and take you seriously. 

    1Reply
  • Patricia Steiner
    Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes
    3y

    Don't let the inspection period laspe. Your contract specifies how long it is - and make sure you know whether it's calendar or business days. Then hire an inspector.  Determine if the bones are good (roof, foundation, electrical, plumbing, AC)...those are the BIG expenses.  If you're planning a rehab, you can use any one of a zillion rehab estimators to give you  a ballpark number to determine if it's worth moving forward.  Skip the contractor for now.  You can always provide a copy of the inspection report to one to have them gauge timelines and scopes of work.  Cosmetic changes are one thing but a foundation/electrical/plumbing issues are big expenses and time stealers.  Hope this helps.  

    2Reply
  • Steve K.
    Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
    3y

    Sounds like you've gotten lucky in the past with this approach, if you've avoided being ripped off by these contractors. In my area good contractors won't come out and give bids on property during the inspection window, especially if the buyer isn't even present. Good contractors aren't interested in small jobs and are booked out for over a year with the type of work they like to do. I know a few that will do this for me during a showing/at inspection, but only because I've done so much work with them or have been friends with them for over 20 years. I'd only call on that favor in special circumstances and I'd offer to pay them for their time (like $350/hr. or a gift cert to a very fancy steakhouse), and of course I'd be there to meet them. 

    Perhaps find a good inspector who can give you an idea of scope of work/ potential costs (ideally an inspector who is a former contractor). One of my inspectors I use a lot is a former GC AND structural engineer, and he'll help me in this way. Most inspectors will be hesitant to give you estimates due to liability reasons, or they simply won't be able to because they don't know (bidding jobs is really tricky actually, especially just based off a visual inspection). But if you find a good one and build a good relationship with them/ pay them well for their time and they know you understand these are very ballpark cost estimates, then sometimes they will help in this way and this can work. 

    0Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Travis Andres:

    Help! Seller wouldn't allow access to the property without an accepted offer, so we got that and then after he double confirmed he'd be there today, the contractor no-showed.  (and can't get a hold of the other 2 contractors that were also lined up)

    Now What?? we have NO idea how much work is needed on the property and we're out of state.

    I know having a great contractor is like having a golden goose...but any suggestions would be GREATLY appreciated.

    Thanks!

    This is not adding up You can't make and offer without knowing the repair costs. You need a better team. Also, since you do not have contractors you trust, do not even start looking for deals. Without a trusted GC your doomed.  I live in FL and do all my business there. Typically, within an hour of getting the address my contractor (I have about 25) walks it. Just get a better team around you, no relators are NOT part of your team, they just want the sale. 

    All the best 

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