Labor Cost? Did I pay too much?

[Robert Lopez]

I’m fresh into real estate flipping about a year into it. 3rd project in and as I’m still learning, I get a lot of mixed reviews about material cost, and labor costs so I figured I’ll come on here and ask for some opinions.

NOTE:

I was told by an old-school investor that what I paid for labor was way too much. So I’m curious did I?

The current flip I'm working on is rehabbing the main house and building an ADU utilizing the detached garage with Alley access.

The main house is completed and as far as labor, I spent $40,000 on just labor and that includes everything from full gut demo to finishes.

We are talking about a 4BD, 3BTH two story 2400 ft.² home with a bonus room.

This was a full gut job, replaced…

12 Windows (new construction)

2 sliding doors

Took out all carpet throughout.

Took out this ugly 2” thick tile from half of the downstairs portion.

Removed popcorn throughout the entire house

Took one wall down

A little framing work

Replaced entry door 80” x 92”

Drywall patching

Smooth drywall work

50 recessed lighting

All electrical needed

All plumbing needed

New cement walkway instead of one walk to the front door I created two steps with two lights in each step.

Install kitchen cabinets, excluding countertop

Install all three vanities

3 bathtubs with one being a modern standalone tub in the master

All tile work (bathroom wall & floor, kitchen backsplash)

Installing of all hardware, faucets, showerheads, etc

Installed 8 single panel doors with hardware

Adding self-leveler after tearing out that thick tile

New LVP flooring throughout the entire house except bathrooms,

all baseboards, trims

Painting the entire house, painting all the doors, painting the outside trim.

Reframing the outside balcony

Reframing the fireplace to install new linear modern electrical fireplace

and they took care of the two trash bins.

I mean, completely redone.

The only thing that was not included in the $40,000 is landscaping, counter top cut and install and of course the ADU which I'm currently working on now.

So my question for my fellow investors and contractors did I pay too much?

This is the biggest house I’ve flipped so far.

the other two were about 1800 ft.² single-story homes.

As far as ADU goes, I have already passed framing, electrical, plumbing, insulation, sheer wall, and HVAC and installed all windows & door. Ready for stucco as well.

I’m installing drywall this weekend Inspect for Monday and finish from there, then final.

as far as that goes with plans, permit, engineering, and this scope of work so far I'm into the ADU $25,000

This is for a 20 x 19 2-car garage conversion.

380 ft.².

Let me know what you guys think.

Thank you for your time!

[Alan F.]

Quote from @Robert Lopez:

I’m fresh into real estate flipping about a year into it. 3rd project in and as I’m still learning, I get a lot of mixed reviews about material cost, and labor costs so I figured I’ll come on here and ask for some opinions.

NOTE:

I was told by an old-school investor that what I paid for labor was way too much. So I’m curious did I?

The current flip I'm working on is rehabbing the main house and building an ADU utilizing the detached garage with Alley access.

The main house is completed and as far as labor, I spent $40,000 on just labor and that includes everything from full gut demo to finishes.

We are talking about a 4BD, 3BTH two story 2400 ft.² home with a bonus room.

This was a full gut job, replaced…

12 Windows (new construction)

2 sliding doors

Took out all carpet throughout.

Took out this ugly 2” thick tile from half of the downstairs portion.

Removed popcorn throughout the entire house

Took one wall down

A little framing work

Replaced entry door 80” x 92”

Drywall patching

Smooth drywall work

50 recessed lighting

All electrical needed

All plumbing needed

New cement walkway instead of one walk to the front door I created two steps with two lights in each step.

Install kitchen cabinets, excluding countertop

Install all three vanities

3 bathtubs with one being a modern standalone tub in the master

All tile work (bathroom wall & floor, kitchen backsplash)

Installing of all hardware, faucets, showerheads, etc

Installed 8 single panel doors with hardware

Adding self-leveler after tearing out that thick tile

New LVP flooring throughout the entire house except bathrooms,

all baseboards, trims

Painting the entire house, painting all the doors, painting the outside trim.

Reframing the outside balcony

Reframing the fireplace to install new linear modern electrical fireplace

and they took care of the two trash bins.

I mean, completely redone.

The only thing that was not included in the $40,000 is landscaping, counter top cut and install and of course the ADU which I'm currently working on now.

So my question for my fellow investors and contractors did I pay too much?

This is the biggest house I’ve flipped so far.

the other two were about 1800 ft.² single-story homes.

As far as ADU goes, I have already passed framing, electrical, plumbing, insulation, sheer wall, and HVAC and installed all windows & door. Ready for stucco as well.

I’m installing drywall this weekend Inspect for Monday and finish from there, then final.

as far as that goes with plans, permit, engineering, and this scope of work so far I'm into the ADU $25,000

This is for a 20 x 19 2-car garage conversion.

380 ft.².

Let me know what you guys think.

Thank you for your time!

 Seems pretty cheap considering CA. 

https://www.cslb.ca.gov/Newsletter/2010-Summer/page9.htm