Large Renovation on a nicer rental - I have no idea if this quote is reasonable.

[James Landsford]

Longer story short, I have a nicer rental that I picked up in the Dallas area. I was going to complete some notable upgrades on it but do not have a lot of experience in completing some of the tasks. The list of what I need done is listed below. So far, my normal guy has quoted me $15,000 for labor, trash and debris removal and equipment rental (no materials included). I have no idea if this is reasonable at all. Here is the scope of work.

1. Remove and install new, 120 feet of privacy fence and also stain the fence.

2. Install 150 feet of decorative fence around the front part of the lawn

3. Dig and remove around 200 square feet of an old concrete driveway, frame and lay down the concrete (concrete will be ordered from concrete supply business) and complete a brick ribbon around the driveway. Also we are expanding the driveway to 400 feet so dig up yard etc. to accommodate the expansion.

4. Dig and remove around 20 feet of old sidewalk. Once again, frame it and concrete it (bagged concrete on this) and then add a brick ribbon.

5. Put in a French drain that runs around 150 linear feet.

6. Run new gas line from the street to house.

7. Build new brick mailbox at front of property

8. Tear out and redo landscaping around front of home (140 linear feet)

9. Front porch has wood pillars, I want to make those brick pillars. I also want to tear out the concrete platform and steps and have brick steps and brick platform. Total steps are 3 and platform is 4x4.

10. Tear out side porch steps (3) and do brick and then lay brick over concrete so it is a brick patio (8x10 patio top)

11. Painting some areas outside/miscellaneous small work such as outdoor ceiling fan etc.)

[Joe Funari]

@James Landsford That punch list is a lot of work that won't necessarily help with you increasing rents over time. I agree with @Taylor Dasch to get more quotes. Red flag for sure. You did mention that this was a nice rental. But do all the other houses in the subdivision have stained fences? If not don't stain it. I never stain fenced when installing new ones in rentals. I would forgo altogether the decorative fence too. regarding the driveway & sidewalk I would recommend not adding a brick ribbon. Over time they get uneven and breakup. Then you eventually have to demo it. Stick with just concrete if you need to expand the driveway & sidewalk. Consider adding gutters and extensions versus french drain. Unless you had a foundation repair company you trust tell you needed a french drain. Because the gutters usually a better solution at much lower cost. Do you need new gas lines? Is there a leak? If not then don't replace. I would leave the landscaping in the front yard as is. Tenants are responsible for maintenance. And you spend all that money on updating it will be for not. Because tenants don't maintain the yard. I would stay away from brick pillars. If the current wood ones are ok leave them. Paint them if you need to. If falling apart replace with cedar wood posts and stain. Looks great and way cheaper than any masonry work. If you hadn't noticed in this post stay away from an masonry work if you can help it. Same goes for the side port steps. If failing replace for sure. But don't add brick. Hope this helps.