First flip project-How do I prepare the scope of work?

[Allen Smith]

Just got my offer accepted on my first flip property. Have read J Scott's book on estimating rehab costs and listened to tons of BP podcasts.  I am unsure of how to prepare the scope of work. We are going to be our own GC and find HVAC, roof, plumbing, concrete and electrical. Want to find a contactor to do everything else. Have 3-4 recommendations. This is the area that I am the most unsure of. We can explain our vision of what we want very well, but worried about how to put on paper. Hope this makes sense. I'm sure we will get a lot better after the first. Any tips?

[Cassi Justiz]

I don't have much to add but that's a great sample scope of work @David Robertson! 

My one little tidbit is to not expect anything to be an "understood."  My most recent example was having to remind the experienced yard guy that you can't just throw all of the yard debris over the fence. Also, having to have a handyman come back to re-install the smoke detectors they took down while painting and replacing face plates in a high end rental where they painted over all of the outlets. To be fair, I did not specifically tell him NOT to paint over the outlets.   

My first scope of work looked like:

- paint master bedroom x color. White trim.  

Now I'm at the point where on my next punch list is going to be more like 

"remove all vent covers, outlet covers, switch covers, and door hardware. SAVE VENT COVERS. Walls to be painted x color, ceiling x color, trim x color, window sills x color, closet and bedroom door painted x color (including brand and sheen). Replace all hardware with brushed nickel hardware. This includes hinges and knobs on all doors. Do not paint over hinges. All outlets and switches to be replaced from almond color to white. Outlets, switches and face plates should all be white. No almond. Replace vent cover. Clean all over spray from windows."

It may be excessive, but there will be NO question on what I want during the rehab. I realized really quickly that if there is a question, most of the time an executive decision will be made on your behalf.