Whats the best way to find a good contractors for a rehab?

Question

Im in the early stages of closing on my first fixer-upper.  Whats the best way to find good contractors?  Would I need to find someone who can do most of the work or would it be best to hedge my bets by splitting the total load between a few?

Ned Carey · Answer

It's like the tooth fairy - they don't exist.

Seriously, you want three things from a contractor
1) Low Price
2) Good Quality Work
3 ) Fast and Reliable

Pick two out of three.  I have found contractors simply by stopping by active rehabs. You will either meet the owner or a contractor. Either can be a valuable contact.

Since you are n Baltimore I can recommend

Chris Schaefer Bilt Rite 443-897-1977
M&J Painting 410-615-4092
 Talk to Maria - They do full rehabs not just painting.

Good Luck - Ned

Karen Margrave · Answer

Ned Carey Be nice :) Chad  D. Every city and town has different variations when it comes to permits, inspections, etc. J  Scott said 90 days. That may be possible for a very simple rectangular house, on a flat lot, with permits in hand. However; the job is going to depend on the type of house, complexity of design (are you using trusses for the roof or does it require framers to build it, etc., are there utilities to the property or do they need to be brought, is it on septic or sewer, and many other variables. Are you talking about the actual construction time with permits in hand?

The truth is, every city and town is different, and have their own little quirks to deal with. Some are able to get things in and out quick, inspections the next day, and others do it on their own time (especially with all the cut backs) That's why it is important to talk to a General Contractor that works your local area, knows the various planning and building departments and what they require. Compare apples to apples. Believe me, what they require in some areas of California you won't run into anywhere else, and vice versa.

Karen Margrave · Answer

Ask around and see if any of your friends have someone they've used before. How much work needs to be done? Is it minor fix ups or major remodeling? Are you going to need a licensed contractor or handyman? For major rehab I would suggest contacting a licensed general contractor and getting a bid. Most contractors have subs they work with and will know their rates, etc. so that when they are doing the overall bid. Make sure each contractor is bidding the same work, quality of materials, etc.  Then once you decide on the General, he/she will run the job. Check license and bond. Call references, ask for pics of past projects.

Steve Babiak · Answer

I don't think the "GO TANKLESS" idea is a good idea.  Just the fact that a normal gas line in my area cannot support the flow that these things need is enough for me to say forget those things.  Yeah, I heat it when the hot water heater tank leaks - kind of unpredictable and never convenient.

Emily Dixon · Answer

Karen Margrave Bingo on the locale point!

Rewiring and Plumbing require permits in most locales. Some are very strict and even a simple water heater changeout requires a permit. (GO TANKLESS!!!!)

It is very good for you also to go out into the city not just email or phone, but in person to meet the people and get the scoop. Get to know your inspectors as well. This is very important to long term success if you are dealing with one market only. Some cities have expedited service for some $$ It is basically legal bribery in my opinion.

As far as time of course it depends on the size of the house, but a typical sfr average one story house should only take two long work days max to replumb sometimes 3 and only take max two days to rewire.   Look for a guy who has more then 1 crew member. a good team is always 3 or 4 for bigger projects. 2 will only take longer and stretch out the work. Ask your plumber and electrician what the plan is and what their system is... If they hesitate and can't answer they are disorganized and you want a different crew. You would not believe the spectrum of contractors there are out there in the crazy world.

The best contractors have the best crews, solid, organized, working together in most productive fashion and safe. They are experienced, and have a good SYSTEM down.

Ned Carey · Answer

Karen Margrave is right on.  I just did one that was 5 months. Although I thought that was way to long. You have to keep in mind the housing stock here is very old, so rewiring, re plumbing and new HVAC can be common even for a rental.

I can't get things done as fast as J Scott, and starting out probably neither can you. But as you get more experienced you should be able to move projects more quickly.

Pat L. · Answer

& aways have a backup plan....
The guy we were using decided to have a vasectomy
 He got an infection & was useless for 3 weeks

George P. · Answer

trial and error.

J Scott · Answer

Not sure what you mean by "everything," but a good crew should be able to build a new house in 90 days.  If you're talking about a complete cosmetic rehab (paint, flooring, cabinets, countertops, lighting fixtures, plumbing fixtures, etc), that should be 2-3 weeks.  If you're adding in any rough plumbing, electrical or HVAC, add another week.  If you're adding in structural work, major sheetrock, major siding, roofing, etc., that could add another 1-3 weeks.

Of course, that assumes a crew that does everything with a good GC.  If you'll be managing the subs yourself, then it really depends on how good you are at scheduling and managing.  Could be faster or could be longer (potentially significantly longer if you're just starting out).

Just my experience...

Chad D. · Answer

Ned!  What a perfect and helpful response!  You obviously have experience in Baltimore specifically and I want to thank you for the connect.  Just to have somewhat of a gauge.. What kind of range should I or anyone for that matter expect as a completion time for a full rehab of a standard 2 or 3 bedroom row-home?  I mean like a full job that consists of practically everything.  Flooring, paint, kitchen and bathrooms, exterior, etc.  What would you say the standard target time should be?  I have heard 90 days but I have also heard if you get the right contractor it can be as low as 30-45 days?  What would you expect?

Whats the best way to find a good contractors for a rehab?

Most Popular Reply