After Acquisition - What's Next?

Question

I'm 3 years into flipping and investing and loving every minute of how this business can stretch (and stress) you! I've had the blessing (and more recently a curse) of using GCs to do almost all rehab on my investments. I'm back to thinking it's best to be my on GC on this stuff and wondering what's first?

I have my plumbers, electricians, punchout and trim guys, painters, etc... for a 1950's home, what's first (after demo) - Just curious what you guys would say or point out (book recommendations welcome).

Thanks!

Jake Thomas · Answer

Sometimes it depends on the depth of the project but usually we start with demo, then any electrical, plumbing or structural repairs (roofs are in this step). After that we do drywall, hang then finish or repair. After that you can paint or install trim and paint trim if its all new trim. At this point if you are remodeling the kitchen this is when you install cabinets or bathroom vanities etc. Then on to finishing touches/fixtures. Last but not least (excluding exterior work) flooring. Some may tile a bathroom before you install the vanity but it depends on the specific project I guess.

Jeremy Pace · Answer

@Joshua Jarvis"The Book on Flipping Houses" by J Scott lays it out from beginning to end. I use it all the time. I also use "The Book on Estimating Rehab Costs" to keep my contractors in line.

Kit England · Answer

There can be two types of soft spots in wood floor system. Floor Sheathing:The sheathing (plywood or OSB (oriented strand board) or the structural floor support system, the wood joists. Is the soft areas are in the plywood or OSB sheathing it's probably because it's been getting wet. You will typically find this problem in your wet areas (kitchens, baths and water heater areas). You can just cut out that plywood or OSB (make sure the saw blade depth-of-cut is only slightly more than the thickness of the floor sheathing, usually 3/4 of an inch or a little more) in that area and replace it. If it is under a framed wall you may have to remove and replace that wall too (be careful to make sure it's not a structural support wall before removing). After you cut out the soft of deteriorated floor sheathing you will be able to see if the water damage has also deteriorated the structural floor joists. Structural Flooring System (floor joist)The only other type of soft flooring is a problem with the structural floor joist system. There are only really three real possible causes of this. The joist got wet and have deteriorated (see discussion above regarding the floor sheathing), something VERY heavy fell and broke a joist (unlikely) or the floor joist system is not sitting on the piers correctly. If any of these have things have happened the joist system can be fixed in that area by replacing the affected individual joists (or splicing or sistering another joist onto the damaged one). Or resolving any problems at the joist/pier junctions. These floor joist repairs can get to be an involved carpentry job.

Teri Feeney Styers · Answer

@Joshua Jarvis the only thing I disagree with @Kit England is that I prefer to set my cabinets on the finished floor instead of flooring up to the cabinets. However, this does require more materials. I just like the look better and it gives future owners more options if they wish to change anything.

Kit England · Answer

If you're sure foundation is good and your framing is all where you need it to be then typically plumbing and HVAC would be next because plumbing drain lines and HVAC ductwork need to be run in a certain manner (and as straight as possible before anything gets in the way) so you want to get those done 1st. Then plumbing supply lines. Then electrical wiring. Then all your rough in inspections, then drywall and texture, then doors and cabinets. Then hard flooring. Then wood trim. Then paint. Then electrical and plumbing finishes. Then paint & carpet.

Joshua Jarvis · Answer

There's a lot of soft spots in the floor and a little unevenness. A GC might be the best in this case you're right, I was just wondering if I had missed an obvious person on this one.

Jake Thomas · Answer

@Joshua Jarvis what worries you about the subfloor? I can't point you in the perfect direction because those are problems we can usually solve but a GC might be the best source for this.

Joshua Jarvis · Answer

This next project I'm working on I am a bit concerned about the sub floor, previously the contractor would just handle it, but now I'm wondering what trade is this?