All Forum Posts by: Alberto Rivera

Hi Jason,

Thanks for sharing the details about your project—it sounds like an exciting rehab! For your duplex in Pottstown, I’d recommend reaching out to these contractors to collect bids and compare options:

• Harrington Contracting: 484-535-3516
• Mast Roofing & Construction: 484-406-3284
• Capa Builders Inc.: 484-924-9404
• MJ Contractors: 610-960-6727

If you’d like help reviewing bids or advice on managing the project, feel free to reach out. I’ve worked on many similar projects and would be happy to assist. Best of luck with your rehab!

Chris, I can't seem to share a document on here to send you one of mine, but you can copy/paste the following template into a Word Document and create your own. This doesn't replace the need for a MSA that will capture additional clauses needed on a Contractor-SubContractor relationship, this is just a project specific form you would use in addition to the MSA (prepared by your Attorney):

This template is for informational purposes only and does not constitute legal advice. I encourage you to consult with a qualified attorney to ensure this agreement complies with applicable laws in your area.

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Subcontractor Agreement Template

This Subcontractor Agreement (“Agreement”) is made and entered into on [Date], by and between:

Contractor: [Full Name/Company Name]
[Address]
[Phone Number]
[Email Address]

Subcontractor: [Full Name/Company Name]
[Address]
[Phone Number]
[Email Address]

Project Details: Project Name: [Project Name]
Project Address: [Project Address]
Project ID or PO Number: [Internal Identifier, if applicable]

1. Scope of Work

The Subcontractor agrees to perform the following work (“Scope of Work”):

• Detailed description of tasks and responsibilities.
• Exclusions: [List any exclusions here].
• Materials to be provided by: [Contractor/Subcontractor].
• Reference drawings or plans: [Attach if applicable].

2. Project Timeline

• Start Date: [Insert Start Date].
• Completion Date: [Insert Completion Date].
• Working Hours Allowed: [Specify working hours, e.g., 8 AM – 5 PM, Mon – Fri].

3. Payment Terms

• Contract Value: $[Insert Amount].
• Deposit: $[Insert Amount] due before the commencement of work.
• Payment Schedule: Payments to be made as follows:
  • [Milestone 1 and payment amount].
  • [Milestone 2 and payment amount].
• Retainage: [Insert percentage, if applicable].
• Final payment will be made upon satisfactory completion of the work, as verified by the Contractor.

4. Liquidated Damages

If the Subcontractor fails to complete the work by the agreed completion date, liquidated damages of $[Insert Amount] per day will apply. Exceptions include delays caused by factors outside the Subcontractor’s control (e.g., weather, material delays).

5. Insurance and Licenses

The Subcontractor agrees to maintain:

• General liability insurance of at least $[Insert Amount].
• Worker’s compensation insurance (if applicable).
• All necessary licenses and permits required by law.

6. Signatures

This Agreement is binding upon the parties and their successors.

Contractor Signature:

[Printed Name]
[Date]

Subcontractor Signature:

[Printed Name]
[Date]

Attachments

• Scope of Work document.
• Project drawings/plans.
• Proof of insurance and licenses.
• Payment schedule.

Note: This template is for informational purposes only and should be reviewed by a legal professional to ensure compliance with local laws and regulations.

Hi Kwanza,

Bay Tek (650-204-1512) would be a great starting point, but I’d also recommend reaching out to Adler Builders (650-398-9030) and Mission Home Remodeling (415-855-7269) for comparable bids.

In San Francisco, you’ll need a licensed General Contractor (GC) to pull the necessary permits. It’s likely the GC will subcontract the concrete work to a specialist while they focus on managing the permitting process and ensuring everything is done to code—especially if there are ADA requirements involved for the ramp.

Let me know if you need help navigating the process or any tips for working with contractors. Best of luck with your project!

Hi Nicholi,

Congrats on your new rental property! Here are some contacts that might help you build your team in Camden County:

Carpentry:

• Wood World: 267-916-3241
• Kole Made: 267-332-9663
• Glenn Pierce: 484-354-5202

Plumbing:

• Ben Franklin In Home: 267-500-8020
• Roto Rooter: 856-470-1102
• Greater Works Plumbing: 267-826-6578

I hope these recommendations help. Let me know if you need any tips on working with contractors or setting expectations. Best of luck with your property!

Hi Jonathan,

Congrats on your first big renovation deal—it’s an exciting challenge! As for finding a contractor, asking local investors for recommendations is a great start. Platforms like Angi or a quick Google search can also help you find reliable options. If you share the city & state where the property is, I’d be happy to connect you with someone specific. I work on projects across multiple states and have a strong network of contractors.

Regarding when to involve a contractor, if it’s someone you haven’t worked with before, I’d suggest waiting until after the inspection. This ensures you can provide them with a clear and accurate scope of work. However, if you feel you need their input earlier, you could offer to pay for their visit to walk the property with you pre-inspection. This can be especially helpful if you’re uncertain about repair assumptions or costs.

If it’s a contractor you’ve worked with multiple times, involving them early in the process is often beneficial. They can help refine your repair estimates and ensure your assumptions are realistic. Just keep in mind that contractors may hesitate to attend multiple pre-inspections, especially if they lead to no work. Offering to compensate them for their time can go a long way in maintaining a good working relationship.

Let me know how I can assist further—best of luck with your project!

 Old post, but I see you replied recently, not sure if you're also looking for the same or trying to help, so I tagged you either way just in case. @John Busch

Hi Christopher,

A few great local options to consider are Mike Keith with A&E Construction (352-270-0399), Citrus County Handyman (352-440-3305), and Dynamic Craftmasters (352-422-5119). 

To get the best results, I recommend preparing a detailed scope of work before they visit. Avoid vague descriptions like, “I just want to clean it up, paint, and do some small repairs.” Instead, outline specific tasks or areas that need attention. While they can help refine your scope and provide recommendations, contractors are there to price the work you’ve defined, not to create the scope for you.

Also, meeting them at the property can go a long way in building a solid working relationship. Being present shows commitment and helps ensure they understand exactly what you want. If they’re left to figure things out on their own, it can lead to miscommunication and potentially push them away—they may wonder if you’ll be just as unavailable when it’s time to pay.

Let me know if you’d like more tips for working with contractors. Best of luck with your project!

Hi Chris,

Congratulations on your first flip! That’s a huge milestone—welcome to the exciting world of real estate investing. 👏

Regarding subcontractor contracts, it’s essential to have a well-thought-out document to ensure clarity and protect all parties involved. Here’s a breakdown of the key elements you should include in your subcontractor agreement:

1. Subcontractor’s Information:
   • Full legal name of the subcontractor or company.
   • Contact details (address, phone, email, etc.).
2. Project Information:
   • Internal Project ID or Purchase Order Number (if applicable).
   • Project address.
   • Clear identification of the specific scope they’re responsible for (e.g., electrical, plumbing).
3. Project Timeline:
   • Start Date: For the portion of work they are completing.
   • Completion Date: Set realistic deadlines for their tasks, adjusted to your overall project schedule.
4. Liquidated Damages:
   • Specify a daily amount to be deducted from their final payment if they fail to meet deadlines (with exceptions for factors beyond their control, like severe weather). Tailor these amounts to the significance of the task; for example:
     • Roofer: $1,000/day (critical to weatherproof the site).
     • Painter or garage door installer: $100–$200/day.
5. Contract Value & Payment Terms:
   • Agreed payment amount (lump sum or itemized costs).
   • Breakdown of payment terms:
     • Deposits.
     • Progress draws.
     • Retainage (if applicable).
6. Scope of Work:
   • Be as detailed as possible. Specify:
     • Exact tasks the subcontractor is responsible for.
     • Exclusions.
     • Who is providing materials.
     • Material specifications (e.g., brands, grades).
     • Referenced drawings or blueprints.
     • Agreed working hours (e.g., 8 AM–5 PM, Mon–Fri due to HOA rules).
   • The clearer your scope, the fewer misunderstandings you’ll face.
7. Signatures:
   • Always have the subcontractor sign first, then you sign. Provide copies to all parties involved.

This project-specific agreement works well for one-time jobs, but if you plan to work with subcontractors regularly, I highly recommend having an attorney draft a Master Services Agreement (MSA) for your business. The MSA will set the general terms for ongoing relationships with your subcontractors, like jobsite cleanliness expectations, payment terms (i.e. NET 30), etc. and you can use this project-specific agreement as an addendum for individual jobs.

Final Tip: Treat the contract as a transparent, collaborative tool to set expectations, not as a "gotcha" document. It helps to ensure everyone is on the same page and can save you headaches if issues arise.

If you need further guidance on structuring these points or tailoring them for your project, feel free to reach out—I’d be happy to help you get started! Best of luck on your flip, and I hope it’s the first of many successful projects.

Hey Ishan, it’s awesome to see how you’re leveraging your background in AI and social media to get into wholesaling—it’s a great mix of skills that can really set you apart in this business.

I’m a licensed General Contractor and Real Estate Agent, now working as a virtual consultant specializing in wholesale and fix-and-flip deals. While I stick to the construction and deal analysis side of things, I’d be happy to help you evaluate your first deal, especially when it comes to understanding renovation costs and feasibility.

Feel free to reach out if you have questions or need guidance. Best of luck as you dive into the world of wholesaling—you’re definitely bringing a lot to the table!

Hey Skye,

Welcome to the community, and congrats on starting your wholesaling journey! I’m a licensed General Contractor and Real Estate Agent, now working as a virtual consultant specializing in wholesale and fix-and-flip deals. I’d be happy to help you analyze your first deal, especially when it comes to renovation costs and deal feasibility.

Feel free to reach out with any questions—excited to see you land that first deal!

Cheers,
Alberto

Hey everyone! Fix-and-flip projects are exciting, but they can also be tricky—unexpected renovation costs, tight timelines, and finding the right contractors can make or break your deal.

As a licensed contractor, real estate agent, and now a virtual consultant helping investors nationwide, I bring a unique perspective to the table. For over a decade, I've helped investors streamline renovations, maximize ROI, and avoid costly mistakes. Let's take 15 minutes to chat (for FREE!) about how I can help you:

• Nail down realistic renovation budgets.
• Prioritize upgrades that attract buyers and increase resale value.
• Connect with reliable contractors and vendors in your area.

Whether you’re evaluating a deal, starting renovations, or stuck on a decision, I’d love to help. Shoot me a message to set up a quick call—let’s make your next flip your most profitable yet!