Tactics and strategies for getting your rehab to flow?

Question

Hello y’all :).

I’m a newbie for the most part moving to South Florida in August. I’m positioning myself to do my first flip when I find the right deal and I’m wondering what tactics and strategies many of you use in your rehabs to transition from one check point to the next.

For instance, I’ve gathered that getting the 30 yard dump skid on site by 10am the morning after close is more or less important to many so demo can be done by day 3 leading right into when the roofing crew shows up and hopefully done and out by day 5 so they aren’t throwing shingles or tile on everyone.. And I know inspection/permitting makes the whole process a little sticky from time to time.

I’m interested in how one times the start and completion of the front hardscape and landscape so marketing can begin as soon as possible..

I have carpentry and plumbing experience but moving to an area where the structures are primarily concrete walls so I’m especially interested in how that might change the order and tactics of the rehab flow.

I know some might think I should just leave all the logistics and flow up to the GC, but I’m a recovering Type A.. lol

Thanks in advance:)

Shawn Ward · Answer

1. Having great interns visit our projects every day so that our subs see our presense and they take notes and photos2. Reconciling all payments to subs vs their budget and not just blank payments against a total budget3. White board at every flip with meeting area4. Weekly email summaries of timeline and budgets to subsOnward!sjw

Mike McCarthy · Answer

I’d say most important is to be flexible. No matter how hard you plan, you’re going to run into scheduling problems. That’s probably 50% of a GC’s task list. Plumber can’t start till next week. HVAC guy got half the ductwork in but needs the electrician to move a cable, etc etc etc. You can plan, but only so much. It can be a fun challenge though. Some people (me included) love it! Good luck!!

Kuba F. · Answer

Hey @Chad MichaelLike @Mark S. said, sometimes you need to be flexible as things will come up.Generally I follow this plan:https://www.biggerpockets.com/blogs/8814/63630-how...So for your landscaping question, whenever all of the outside work is finished is about the right time to start that, but even with the best plans, the sooner you start, the bigger the risk that you might end up doing it twice, as in the case of unplanned water, gas, or sewer issues.Cheers!

Rita Medeiros · Answer

Check out some of our meetups on event page on BP in the area. Welcome!

Mark S. · Answer

@Chad Michael You may want to call your "Type A" rehab sponsor, I think you're slipping ;) I think you need a good plan, with a loose order of tasks. Your permits are going to drive some of your serial vs parallel planning (especially things behind walls, etc). A lot of it is going to depend on what you're having done.For instance if you're putting in a new roof, painting the exterior, etc, you should do that before your landscaping. And of course, no matter how good your plan, it won't always go according to. Best of luck

Chad Michael · Answer

@Rita Medeiros I will definitely hit you guys up and n August.. house hunting with the misses and flying back to NY today. @Kuba F. and @Mike McCarthy thank you. Kuba that is a pretty nice resource. I know being flexible is necessary, I think the actual rehab is the only part I feel like I haven’t settled into a thought process for. Even if it’s a plan that has to change, I prefer knowing that there is one that can at least be molded.. might just be the pharmacist in me but having an initial plan, priorities, and set targets in mind that have some track record of predictable results is what I’m hoping to set more clear dimensions to... I feel like this might be necessary to have a better sense of how to talk to the GC about planning and what type of conversation I should be having at a given point in time.. The wife won’t be on board for too many failures.. lol

Chad Michael · Answer

@Mark S. Lol. Yeah maybe, Didn’t read the handbook so I don’t know what comes after acceptance... I sincerely appreciate the input and that is more or less what another rehabber shared with me so hearing the same thing from a second source is reassuring. And things not going according to plan has pretty much been my experience thus far:)If you don’t mind me asking, Assuming a total interior gut (electrical and plumbing assumed to be bad but a good roof and hvac) on a simple 1 story floor plan, which is pretty much what I took a look at this morning, what might your initial plan for organizing the roughing (electrical, plumbing, insulation, drywall).. I had a guy tell me he likes to get the bathroom door me first.. Do you agree with that? I’m just wondering how he does that without piece mealing the contractors’ time on the job with the rest of the house?.. This was a 3/2, 1600 sq fr built in 1958 if that makes a difference. I’m in Broward County just seeing what there is to see so no big time press. Thanks again for your time!

Chad Michael · Answer

*30 foot skid