Who does the design work when you rehab/flip a house?

Question

Hi everyone,

I am just starting to learn about the process involved with house rehabs/flips. Every guide I've read so far says that after the initial step of planning out the budget and such, you are to find a contractor who will then do the work for you. My question is, doesn't the contractor work off some sort of blueprint - so who is the person responsible for actually designing the rehab (eg. the dimensions of the walls of each room, shape of the kitchen island, what kind of bathtub, and the material of room walls/floors, etc)? I've tried looking up what an interior designer does and it sounds like they just pick out the furniture? What would be the title of the person who prepares the more fixed parts of the house and what is involved in working with them? To me, there seems to be a link missing between finding a contractor and the contractor doing the work.

Joe Villeneuve · Answer

Let me first say that I may be influenced by the fact I'm an Architect...or maybe I'm just more familiar with both sides because I'm an Architect.  Either way, I generate a set of plans (simple and/or detailed) for bids and for execution.  Many times the contractor works off of verbal orders...not very smart.  Way too many mistakes occur, and budgets blown due to misunderstanding and bad memories.  Those I do this for, and myself, have had a huge reduction in mistakes, and costs due to them, since my drawings started to be used.

David Sisson · Answer

We do a lot of simple plans for flippers, but you’ll need a solid scope of work and contract with your contractor in order to cover everything. I mean, most of our clients aren’t willing to pay the cost it’s take to cover every nail and board that goes into a project.

Kevin Martin · Answer

Contractor does it on a napkin in his truck.....or he says he doesn’t need prints, he’s been doing construction for 30 years. Depends on the SOW but in some municipalities you won’t have a choice you will have to hire an architect/engineer.

David M. · Answer

@Jennifer T.

From a non-Architect, I think you are over thinking this.  For a rehab/renovation...

1.  Have some idea of what you want to do.  If start wanting to reframed walls or rooms you’ll need architectural plans.  But let’s stick to remodeling/reno

2.  Demo / remove any leftover household items

3.  Any rough electrical/plumbing updates

4. Insulate and Sheetrock

5.  Windows and doors with trim

6. Flooring

7.  Install kitchen cabinets, finish electrical and plumbing

8. Paint

9. Finishes, eg door hardware, etc

The point is you are putting everything back where it was you don’t architectural plans.  Yes, you have to decide on paint colors, bathroom tile, flooring, light fixtures, plumbing fixtures, etc...  that can be an interior designer’s role, but I think that is more suited if you were doing a $1M plus home...

If it helps, think of it this way...  have you redone a bathroom before?  What a new kitchen?  What about new flooring, be it carpet, tile, or hardwood?  What about some Sheetrock and spackling?

For a basic reno, just put all of that together in one house.  If you can’t, that’s where you need to hire a GC to figure and manage this for you.  Or, this is where you need to learn.

Does this help?

Joe Villeneuve · Answer

Notice in my comment I mentioned "detailed or not".  You don't need to hire an Architect...just make sure whatever you want done is somehow on paper.  "Not written, not said", can be applied to this situation too.  Buy one of those "off the rack" CADD programs.  You'll use it a lot.

Eric Teran · Answer

@Jennifer T. Another Architect weighing in. I think it depends on how big your project is. If you are only doing cosmetic work then you can do it yourself or work with an interior designer. If you do it yourself pick out everything you want before construction begins so that the cost doesn’t go up during construction. More information at the beginning will always save you money at the end.

If you are moving around a bathroom or a non-load bearing wall then if you are an experienced flipper you will probably be okay. If it is your first time I would maybe be on the cautious side and hire an architect.

If you are doing an addition then I would go with an architect and maybe even a design build firm (if they have a good reputation). Sometimes a jurisdiction will require an architect once an addition is being done so you may not have an option.

Good luck.

Maimouna Sow · Answer

@Joe Villeneuve

I agree, but I am also an architect.

Who does the design work when you rehab/flip a house?

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