Hello BP, we are currently under contract with on a triplex for 139k. It was built in 1912, which comes with its own set of issues. We initially budgeted about 50k for rehab but rehab estimates are coming out close to 70k. This is will be our first BRRRR property. The area is in an up and coming area of san Antonio. We have spoken to property managers about the rent that can be had in the area and confident that we will be able to hit the mark.
With that being said, below is the scope of work we drafted (please keep in mind that this is our first BRRRR rehab) I have never created a scope of work, I followed DGs template in the BRRRR book.
We were hoping to get some expert input of the scope for the rehab/if we missed anything glaring.
The format is a little off since it was copied over from a spreadsheet but it goes in the following order:
JOB AREA - COST - JOB DESCRIPTION
Exterior - main house total $28900.00
Area job scope
Siding 2700 Clean - pressure wash. Add same material siding to missing areas. Paint where necessary
Roof 1500 Patch
Fascia and Soffit 2500 Salvage what can be salvaged, replaced everything that is rotted out, paint
Foundation 15000 Pier and beam to tolerance. Engineering stamp required to verify within code
Skirting 3700 Replace where necessary
Front of house slab 3500 After fixing foundation, evaluate how much slab needs to be moved. Engineer evaluate and save if possible. Stain
Stairwell at the back 500 Demo and remove
Balcony 6500 Sturdy up posts. Pour concrete in to stabilize if load bearing. Remove all rotted wood and replace with treated lumber. Sand paint. build fence around balcony to minimum required height. Remove top half of windows/screens. Ensure exposed wood is protected from rain with right coating/staining/painting/treatment
Front of house first floor 500 Paint
Electrical 7500 Bring all Units up to code
Entrance 350 a door Replace entry doors —STEEL
Remove existing 3-0/6-8 entry door and jambs and replace with new 20-gauge steel unit, including a clear, dual-pane half-glass panel, jambs, and aluminum threshold with composite stop. Door is factory finished with same color both sides. Exterior brick-mold and 2.5-inch interior colonial or ranch casings in poplar or equal prefinished to match door color. Replace existing lockset.
Unit 1 - bottom floor total $17175.00
Doors 500 Save if possible
Cabinet 500 Save if possible/ Sand & Paint/ replace where needed
Hood range 250 Vent to outside of the house
Upper Cabinets 250 Remove current cabinets, replace with floating shelves. Probably 2 long, parallel ones
Bathroom 7000 Replace flooring with LVP (waterproof kind), if vanity can be saved - save, sand and paint, replace counter top with manufactured quartz, replace sink, replace plumbing, replace faucet, replace lighting, replace bathtub with new fiberglass bathtub and tiles around the shower area (builder grade)
Flooring @ 2 a sqft Save if possible, clean, if damaged, replace. If too much damage - demo and replace with LVP
HVAC 175$ a piece install new window units if current ones are not functional
Lighting and fixtures 1000 Replace with new ceiling fan and down light
Windows need to be replaced ( 7500 ) Reglaze if not too bad condition, replace if damaged/beyond repair
Unit 2 - top floor total $11175.00
Doors 500 Save if possible
Cabinet 500 Save if possible/ Sand & Paint/ replace where needed
Hood range 250 Vent to outside of the house
Upper Cabinets 250 Remove current cabinets, replace with floating shelves. Probably 2 long, parallel ones
Bathroom 7000 Replace flooring with LVP (waterproof kind), if vanity can be saved - save, sand and paint, replace counter top with manufactured quartz, replace sink, replace plumbing, replace faucet, replace lighting, replace bath pan with new fiber glass panand tiles around the shower area (builder grade/might bump to 1 grade higher)
Flooring @ 2$ a sqft Save, refinish hardwood flooring in main bedroom
HVAC175 a piece install new window units if current ones are not functional
Lighting and fixtures 1000 Replace with new ceiling fan and down light
Windows already included from unit 1 Reglaze if not too bad condition, replace if damaged/beyond repair
Stair area 1500 Replace stair with laminate, replace door going from unit 1 to stairwell, paint stairwell area, replace window on top of stairwell area
Gas line 175 Inpect
Casita total $13425.00
interior 1500 remove old paint, tape float repaint - agreeable grey
Doors 250 Save if possible
Cabinet 750 Save if possible/ Sand & Paint/ replace where needed
Hood range 250 Vent to outside of the house
Upper Cabinets 500 Remove current cabinets, replace with floating shelves. Probably 2 long, parallel ones
Bathroom 7000 Replace flooring with LVP (waterproof kind), if vanity can be saved - save, sand and paint, replace counter top with manufactured quartz, replace sink, replace plumbing, replace faucet, replace lighting, replace bath pan with new fiber glass panand tiles around the shower area (builder grade/might bump to 1 grade higher)
Flooring @ 2$ a sqft save current flooring
HVAC 175$3 a piece install new window units if current ones are not functional
Lighting and fixtures 1000 Replace with new ceiling fan and down light
Windows 2000 Reglaze if not too bad condition, replace if damaged/beyond repair
total cost $ 70675.00
