All Forum Posts by: Steve Figueredo

Any time you open up an old house you will find the unexpected so its not unusual to find things that effect the scope of work  actually required. That's why I would be onsite as much as possible with a new contractor. I'm not saying you might get ripped off but... sh#t happens that you need to be aware, of and work with the contractor to make a plan to resolve any unforeseen issues as they come up.

Again communication, communication, communication.

Wow  tough crowd....  Ryan your lemons to lemon aide is the way I would go with post rehab rents of course,  let us know how this one works out 

Good Luck

As a general contractor I deal with sub contractors on several jobs spread out over a fifty mile radius.  I make a point of "visiting"  the subs everyday sometimes more than once a day.

Your putting a great deal of trust in your GC with out much verification.  

 The unspoken message your giving them is that this job not important to you. are you reachable by phone any time of the day? or do they get voice mail?  

When they come across an unexpected problem and need your feed back or ok to continue can they reach you, or do they have to hold off until you can be reached. These situations can  suck the profit out the job for you contractor. so if they can't get answers from you they will stop calling and just get it done and when they do that, it will be the easiest and cheapest way for them not necessarily the best way or even the right way for you.

i could see what you think is $30,000.00 rehab turning into $50,000.00 real quick.

Communication is key if you can't be there, they have to know how to reach you, and you have to be available to give the answers they need to keep working. 

i wouldn't be comfortable not seeing the job every day 

Excellent job and a great looking first prop. your on the right track keep it going.  

Congratulations on the Deal But I'm seeing a few red flags here.

First how old is the house is southern cal. they stopped using plaster for interior finish in the early 60's but did not start using truss construction until the early 70's. Witch means they stack built the the roof framing and that means it depends on interior bearing walls to support it. While it could be the case that none of the walls you are going to remove / more are load bearing you need to be extra careful or you're dreams could come crashing down around you (literally)

on the issue of permits if the plumber and or electrician are going through the permit process once the city gets these applications they will usually require a "remodel or rehab" permit eliminating the concerns of framing inspection. and if you use an unlicensed contractor you are liable for it for ten years down the road

On the price for removing / moving walls is that just for framing or dose it include dry wall,  tape finish and texture? how many sq ft of tile is being installed? you haven't mentioned prices for plumbing is it on slab foundation or raised floor because the plumbing and finish (tile vs linoleum flooring, fiberglass tub and surround vs cast iron tub w/ tile surround?

Bath rooms and kitchen are the most complex and costliest rooms to remodel because of all the trades and finish options involved.

my suggestion ask around for references on a few general contractors talk to a few and get their opinions and a few prices 

sorry for the rambling post good luck

I'm a general contractor just getting started in the real estate side looking for duplex, fourplex and SFR's in the Inland Empire.

There is a lot of great info here I hope I can contribute as much as I learn here.