Can I talk to a contractor in the Rust Belt sometime tomorrow?

[William F.]

You guys are like sorcerers to me, and I have some questions on apartment building work in your area. Things like: 1. What are some things specific to 'the North' that you see often? 2. How do I work with a contractor from a distance? 3. Who should I trust to verify the work performed vs the written job? 4. How do I make myself a pleasure to work with? *Disclaimer: I don't own anything in your area right now! So this would be... philanthropic. I did the same thing with @Bob E. and I learned a TON about notes and volume. Thanks to anyone who volunteers!!

[Robert Leach]

@William F. Hi William,

Some things specific to the North...lets start with making sure you get the water turned on before you close on the property. Buying investments here, especially foreclosures, you want to make certain there are no water leaks. Most banks and companies like Freddie Mac/Fannie Mae use preservation companies to "winterize" their properties. This means the water is to be blown out of the pipes, the meter disconnected, the water heater drained and anti freeze poured in pipes with p-trap or toilets. In my experience, these preservation companies are only good at preserving their business model and have a habit of cutting corners to perform their tasks on the cheap. As soon as the weather gets cold the pipes freeze because the "winterizing" was done half azzed at best and you have pipe bursts behind walls as a result of water still left in the lines. It can be a frustratingly expensive fix to track all the leaks down and make repairs. As a side note...make sure you have copper still, up here the copper is like gold to crooks interested in risking 10 years in jail for $100 in scrap copper :) - Proper response...no water on...no deal

Speaking of cold temps, make sure you order an HVAC inspection. You want to be certain that once you get the gas company to open your account, the furnace is actually operable. No heat is terrible on plaster walls and will in itself cause a lot of wall damage.

Have a good snow removal service for your walks & driveway. Ice is treacherous and if a slip occurs and causes injury...well you know where I am going with this. While your at it most do lawn care as well so you can avoid the city inspector tagging your house with fines for not mowing.

You need to pull permits in the Chicago area. The cities in and around Chicago are getting wise to investor flips and they are coming up with some very aggressive forms of policing rehabs. Buyers are n't dumb either at closing if you paid $100k for a house and want to flip it for $170k 4 months later they will want to see permits for repairs made. Make sure you know what is required as it is your responsibility as the owner. 

Answering question 2 - Iphone has this real cool feature called face time lol...use it often and make your contractor walk you through the project weekly. 

Answering question 3 - Rely on the building inspector for code issues. They won't pass if it's not right. Also rely on dated & time stamped before/after photos from your contractor for items repaired. Finally, have a relationship with a realtor who will list the property. Let them walk the property when work is complete to offer their two cents. 

Lastly, making yourself a pleasure to do business with is simple. Be clear with what you expect, pay on time and understand that this is rehab and **** happens. So many unforeseen issues can arise when digging into a rehab project. Keep your cool and expect the unexpected, most contractors aren't looking to squeeze you so no need shooting the messenger. Understand that delays screw the contractor as well who has other clients with deadlines too that could be affected. 

Peace to you and may your bottom line be above the water line !!