Rehab Work Timing

[Bob McIntosh]

I want to solicit everyone's opinions on the timing of various aspects during a rehab. While there are some obvious efficiencies to be gained by having certain activities going on at the same time I would like to hear on some that may not have been obvious.

Secondly I would like to hear from people who have done this as to the order of things. i.e. I have seen some places done where paint is the last thing, some where its the first. Whats your opinion?

I know that much of this is based on what you are doing in a particular rehab so use your own experiences to pull from!

Thanks in advance!

[Ralph S.]

In my limited experience (5 different properties) I tended to follow simple project management principals.

Develop a critical path. Demo, then the most time consuming in order to complete the rehab in the least amount of time.

Non-critical path items wait until just before the end.

Example of a house I did that was a compete interior tear out to the studs, including new electric and plumbing. All demo first, electrical and plumbing roughed in at same time, then insulation, drywall, painting, cabinets & fixtures (electrical and plumbing finished), then flooring all had to be daisy chained one after another and became the critical path. Windows & doors, siding repairs and landscaping were not critical path, so they all came at the end. I didn't have any roofing or HVAC issues.

If you're financing any of the rehab, saving non-critical patj items until the end saves a little on interest and at the same time, for things like windows and doors, keeps them from becoming casualties of the construction.

If permits are required, that, too, will influence the order to accommodate inspections.

Another thing a builder once told me is that once a house is framed, do HVAC, Plumbing and Electrical rough ins, in that order. HVAC efficiency in ductwork puts it first. Plumbing, while still rigid can work around ductwork, and electric is the most flexible.

There, the sum of my experience, in one post!