Order of Fixing Up a property

[Lawrence Smith]

Hey guys I am getting ready to close on my first 3 unit multi-family in Washington, DC and the house I bought is in need of a full rehab. It has mold and maybe some water damage. However, the structure has great bones. Is there a specific order that I should make repairs on this property ? If so could someone give me a brief run down in the order I should make repairs.

[Ryan Pemberton]

Mold can get really expensive, really fast.  

Gut the place first.  If the mold source is a roof leak, take care of that first.  If the mold source is unknown, gut it to studs.  This will give you an opportunity to evaluate all of the plumbing.  Eliminate galvanized pipe and cast iron waste drain pipes.  If there is any gray colored plastic pipe with crimped copper bands around the fittings, REMOVE IT!  That stuff is called Qest (pronounced quest).  It's made of polybutylene and chlorine destroys it.  There were a number of lawsuits in the 90s (I think).  http://www.polybutylenelawsuit.com/  

I've seen a lot of mold from Qest pipe cracking at the fittings and spraying a fine mist inside of walls.  It's hard to detect if you're not looking for it.  I've seen it in a few multi-family complexes and it is the WORST.

Once all the drywall is gone and the water problems are solved, you have to eliminate the leftover moisture.  I've done this in a small laundry room by running a dehumidifier in it for a week.  Seal up the room, block the vents, and dry it out.  If it's a multi-family unit, I'm not sure what the best way to do this is.  Maybe a whole bunch of electric space heaters that blow hot, dry air out...not the radiant oil style.

To be safe, you'll likely want to call in a professional remediation service.  Should you chose to do it yourself (which I don't recommend) you need to make sure you protect yourself and any passer-bys to the fullest.  Stachybotrys chartarum (or black mold) can really hurt people, so don't stir it up around unsuspecting people with no protection.

Once the mold and moisture are eliminated, now is the time to see how good those bones really are.  Sometimes a water leak won't rot wood completely out but make it warp and sag beyond repair.  Have a professional builder come in and evaluate replacing joists, trusses, beams, and studs as needed.  I'm sure some of the floor decking will need replaced as well.

After the bones are verified as "good," you can have any unacceptable plumbing replaced  with something acceptable by a licensed plumber.  Shop around.  Ask if they're roughing in any new construction currently and see if you can take a look at the quality of work.  Also, take the time to have an electrician evaluate the wiring, distribution panel, receptacles, switches, and fixtures.  No better time than when you're down to the studs in a building.

After all that chaos and money is gone, throw up some drywall, update the fixtures and flooring, paint it and get that baby cash-flowing!

I wish you all the best!

Best Regards,

Ryan