What is your Rehab Process?

Question

Hey everyone, I was hoping to get into my first flip sometime soon. I was wondering what is the process of your flips to make it the most efficient? Which part of the rehab do you take on first and so on?

Jordan Deeney · Answer

@Emiel Barbosa, I agree with @J Scott on paint/cabinet/flooring order. I mean, it may depend a little on yourself and how you like things done in regards to which order you do it.

Personally, I have discovered huge pains from having any paint work being done after cabinets and flooring. So I am now always doing Paint, cabinets, tile, and then floors as late as I possibly can. Paint you can touch up. Cabinets, you have to replace as touch up is not very effective. And paint on the floors is pain x 1000 haha. In regards to putting in cabinets before flooring, that gives your countertops more time to be measured, cut, and installed which can slow things down on a tight schedule.

A lot of good advice on here! I hope this helps.

J Scott · Answer

Here is the Order of Operations graphic from the BiggerPockets Flipping & Estimating Rehab Costs books:

Check out the books for a lot more detail...

www.biggerpockets.com/flipping...

Teri Feeney Styers · Answer

@Emiel Barbosa I do things in a slightly different order than @Moises R Cosme and @J Scott. I like plumbing rough in prior to electrical because if a plumber needs to reposition for some reason (like a drain hitting a floor joist) it is easier to have the electrician maneuver around that. If I am doing tile or vinyl (or laminate I suppose - but I never use laminate) I like to put it in prior to cabinetry. Yes, you are using a few more square feet of product but I think it makes a more seamless look and also allows for cabinets to be removed / moved in the future without much hassle - there is floor everywhere. Carpet last however. Just my two cents worth...

J Scott · Answer

Absolutely...depending on the project and scope, there are going to be changes made to accommodate.

For example, the flooring before cabinetry is somethings we'll often do if there is no electrical/plumbing that needs to be done through the cabinets (like a prep sink or outlets installed in the cabinets).  Also, if you're doing new construction or an addition, electrical last makes sense, since this is the easiest to move around.  But, during a typical remodel, getting electrical working first is a benefit to the other contractors.

Likewise, things like paint, flooring and cabinets. Some people like to paint first; some people like to paint last.  If you paint first, you protect the other finishes (and can spray, which is quicker), but then you have to touch-up afterwards.  If you paint last, you don't have to send the painter back to touch-up, but you have to be much more careful about protecting the cabinets and flooring.  Personally, I like to paint first, and then pay a few extra bucks for touch-ups at the end.  But, that's personal preference.

Evan Polaski · Answer

I like floors under cabinets, as long as that is possible.  Luxury vinyl plank can create pinch points and separate if going in under cabinets, but hardwoods and tile I place first, then cabinets.

Definitely paint before flooring.  Most painters know they will need to come touch up baseboards after floor goes down, but that is faster than having to cover everything and edge around new floors.

When you are getting to finish though, it is a lot of who is available when, and the others have to deal.  If your floors can go in today, or in 1 month due to schedule conflicts, and painters can be extra careful.

The one I should have known, but did anyways, we resided including rewrapping exterior door frames with new metal.  There are a couple dings in the freshly bent metal from moving cabinets, materials, furniture in.

Greg Dickerson · Answer

The key is to work the outside and inside at the same time as long as it makes sense in terms of the scope. You make your money by getting in and out fast.

Emiel Barbosa · Answer

Thanks everyone, definitely helps to get all of your inputs on how you run your projects. I want to be as efficient as possible

Moises R Cosme · Answer

1. Roof

2. Heating

3. Plumbing

4. Electrical

5. Exterior paint/siding

6. Kitchen & bathrooms

7. Flooring

8. Interior paint

What is your Rehab Process?

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