Contractor Scheduling - Wait to renovate?

Question

I recently purchased a 3/1 in our town that I plan on doing primarily cosmetic rehab + replacing all of the plumbing. It is very dated and generally looks run down and dirty. There is drywall damage everywhere and the carpets are probably 30 years old. I live in a town with a population of only 30K, so there are only maybe a dozen good GC's that can do the work for us. After getting ghosted by the contractor that we had lined up before closing and having items stolen from the property by the backup GC, I have called every other GC in town to get a price/time estimate and none of them would be able to start work on my project for at least 3 months because demand for their work is so high. So the question is - what do I do? Wait to renovate before placing a tenant but have the house just be a black hole for my money for the next few months? Or place a short-term tenant in a sub-par home and risk the issues that can come with that? My husband and I both work full time so functioning as our own GC and finding all of the subs that we would need is not possible because we don't get home from work until at least 5 every evening.

Marc Winter · Answer

@Aubrey Prado

Go to your closest big-box store (Lowes/Home Depot) at 6 am.  Write down all the phones from the signs on their trucks of the contractors that are out there getting supplies.  Talk to some of them.  Go into the store and speak with the head of the plumbing department--ask for referrals.  Lastly, knowing contractors as well as I do for the last 40 years, have your husband do the calling.  I make no judgments, but I tell it like it is.

Will Barnard · Answer

@Marc Winter gave great advice so I would start there. Under these circumstances, leasing it temporarily in its existing condition is NOT a good idea, waaaaay too many things can go wrong with that. You may need to bite the bullet and hire each sub yourself even if that means working on weekends and at night after your 9-5 job. Don’t let your money sit there doing nothing, get it done and get your returns started.

Frank Geiger · Answer

Check the better business bureau for your area as well. Might be able to find some reliable contractors through them. You can find years in service, complaints, etc. They don't have to live in your immediate area. Some are willing to travel an hour or so.

Frank Wong · Answer

What great advice here by Marc.  I remember doing this.  You want a contractor that is owner operator and still does the work maybe a 2-3 man team.  You want this person hungry for business.

Marc Izquierdo · Answer

Eh that is tough.  If you really can't find anyone to do it for 3 months, and you can do the work yourself, that might be how it has to get done.  Both my girlfriend and I work full time jobs and don't get home until 6 pm but have managed two renovate two duplexes on our own after work and weekends.  It just depends whats more painful, having a house sit vacant for two months or working after work?!?  Good luck!

Daniel Hansen · Answer

I agree with @Christopher Phillips regarding who and how you can delegate to do the work. If you and your husband are willing to put in some sweat equity, my recommendation would be to tear out the carpet and remove drywall yourself. Typically getting these "demo" type items out of the way on your own will save you money because you're not paying a skilled laborer to do relatively non-skilled work. From there I would contact a couple of plumbers and have them assess the scope of work and provide quotes so you can choose who you feel the most comfortable with. Once the plumbing is finished (usually goes smoother before drywall/carpet so they can access walls/floors) I'm sure there are a plethora of drywall companies and carpet companies you can line up to get those items installed. Then either take back over or hire a handy man to put the finishing touches on things - paint, lighting, cleaning the jobsite etc.

I know you said you don't want to/have time to play GC, but for this project it doesn't sound like it would be too much of an undertaking. Getting a GC involved is going to cost you more money than it sounds like this project requires - they typically mark up material and beyond that, as you've experienced, you're relying on that person/company's integrity as far as timing, hiring, and completing the job effectively without draining your funds.

Christopher Phillips · Answer

@Aubrey Prado

You don't need a GC for cosmetic work.

Well, it depends on how much work you need done. If you just need your plumbing done, you get quotes from three licensed plumbers and have them do the work. And it does sound like a lot of work for the plumbing.

You get a carpet company to give you quotes to do the carpet.

Get a handyman to do the minor stuff like hanging a light fixture or fixing the walls and doing paint.

Contractor Scheduling - Wait to renovate?

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