Our Flipping Journey: The Scope of Work

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A week has gone by, and as promised, this article will cover the Scope of Work in regards to what we plan on doing renovation wise with the property. First a few updates…

1) The home has been sold! Believe it or not, before we even began renovations, we located a buyer who will be purchasing the home via land contract. One of the investors we do quite a bit of business with found her, painted the “finished product” vision for her, and she signed on the dotted line.

2) The buyer has put down an earnest money deposit, so given this is the case, we are allowing her to pick out paint colors and carpet. This is sort of new territory for us, but given she is a very attractive land contract buyer, we’re willing to step a bit outside of our normal renovation model.

3) Always double check!!! As embarrassing as this is, like I said in the first article, I will document even the screw-ups. When I signed up for the electrical to have transferred into my name, I put the wrong address and to make a long story short, I ended up paying $91 of someone’s electrical bill before they caught on and took it out of my name. In my defense, the street of the property I own is Merrifield. The street I put it in when I signed up was Merrit, so KINDA close. Still though, unacceptable and a costly mistake. I suppose it makes sense now why teachers in school would always say, “double check your work”.

Below you can see the front page of what our typical scope of work looks like (click on image to see bigger version). The other term I like to use for this document is the “drama eliminator”. Its hard to have the “he said–she said” debate with a contractor when you have this document in your records.

For additional ‘Before’ pictures, you can click on this link: http://photobucket.com/MerrifieldBefore

Exterior of Property

Plans…

  • Trim bushes
  • Install new door-knob to front door
  • Insert new light fixture
  • Fix screen door (black cylinder)

Plans…

  • Repair siding and insulation in corner
  • Remove carpet and all screens from porch
  • Power-wash concrete and siding

Interior of Property

Living Room Plans…

  • Remove all carpet and padding. Replace with new carpet.
  • Remove all curtains and fixtures surrounding windows.
  • Repair, patch and sand drywall as needed.
  • Prep and paint walls, ceiling, baseboards and doors
  • Remove and replace ceiling fan with new light.

Kitchen Plans…

  • Remove all cabinets/hardware and replace with new.
  • Remove stove and refrigerator.
  • Install new counter-tops.
  • Repair, patch and sand drywall as needed.
  • Prep and paint walls, ceiling, baseboards and doors
  • Install new vinyl flooring, sink fixtures and lighting fixtures.

Dining Room Plans…

  • Repair, patch and sand drywall as needed.
  • Prep and paint walls, ceiling, and baseboards.
  • Install new vinyl flooring (same as kitchen) and lighting fixtures.
  • Remove curtain and fixtures from around window.

Bathroom Plans…

  • Install new mirror, vanity and hardware for cabinet (behind door).
  • Clean and remove residue from tub. Re-caulk around the edges.
  • Prep and paint walls, ceiling, and baseboards.
  • Install new vinyl flooring (same as kitchen) and lighting fixtures.
  • Pluming: install new shower head, sink, tub fixtures, and toilet.

Bedroom Plans…

  • Remove all carpet and padding. Replace with new carpet.
  • Remove all curtains and fixtures surrounding windows.
  • Repair, patch and sand drywall as needed.
  • Prep and paint walls, ceiling, baseboards and doors
  • Remove and replace ceiling fan with new light.

Master Bedroom Plans…

  • Remove all carpet and padding. Replace with new carpet.
  • Remove all curtains and fixtures surrounding windows.
  • Prep and paint wood paneling walls, ceiling, baseboards and doors.
  • Remove and replace ceiling light with new light.

Basement Plans…

  • Remove all carpet and padding. Replace with new carpet.
  • Remove all curtains and fixtures surrounding windows.
  • Install new ‘glass block’ windows
  • Build wall and install egress window to add 3rd bedroom
  • Prep and paint walls for painting

About Author

Clay (G+) is a licensed real estate agent and the owner of Huber Property Group, LLC, a real estate investment company located in Grand Rapids, MI. His company purchases distressed properties with the main exit strategy of fixing them up and reselling with owner financing, particularly, land contracts.

10 Comments

    • Thanks Al.

      I’m hoping the next chapter will be a bit more ‘boring’ since I hopefully won’t have made anymore boneheaded moves like I did with the electrical service.

      *Fingers crossed*

      • Just wondering about the numbers too. This is really close to a house that I have under contract to purchase in Dec. Could I get a time frame/numbers too. I would understand if however if you did not want to give them out. I am from your neck of the woods in Western Michigan and could really use some guidance.

  1. Clay,

    Excellent post. I love the details, photos and honesty. Would you also send me your timeframe and budget for this house?

    Thanks and have a great 4th of f July in Western Michigan. I moved from Swartz Creek 7 years ago to metro DC and have been kicking my self in the butt to move back to the Flint area.

    -Dave

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