Flip Project Timeline

[Nicholas Delgado]

Hey BP,

I'm finally doing my first flip. I started off with two out-of-state SFH university rentals to get my toe in the water. Now, I found a hell of a deal in a hot market, and its just about closing time. The project is going to hit the ground running. I have allocated 3 months to this flip and obviously sooner is better, but that is what was budgeted (feel free to give advice on how to improve my timeline). I am listing the projects below and separating them by weekly checkpoints from date of purchase. Again, this is my first flip, so if any process can be maximized better, I would be super thankful for words of wisdom.

Week 1- Demo: 

• -Two day rental of Bobcat to remove trees, large decorative rocks, and clear backyard and sideyard fences.
• -Haul away yard debris
• -Mow and spread grass seed on entire yard.
• -Demo kitchen cabinets
• -Remove all fixtures
• -Demo old bathroom tiling and fixtures
• -Have digging/tunneling prepared for sewage line replacement
• -Pressure wash outside of house to prep for paint

Weeks 2 & 3

• -Complete sewage line replacement
  
• -Begin Landscaping design
• -Replace entire homes fascia boards
• -Remove popcorn ceiling texture

Week 5

• -Have exterior of home painted
  
• -Roof leaks should be repaired by now

Week 7

• -Have new lighting and fixtures installed
• -Tile Flooring throughout installed
• -Replace drywall boards as needed
• -Paint interior

Week 9

• -Kitchen cabinets/countertops and island installed
• -Bathroom tiling completed
• -Shower doors installed
• -Detail work inside
• -Electrical outlets upgraded
• -Front Door replaced
• -Vanities/bath fixtures installed

Week 12

• -Install appliances
• -Install Fencing where needed(using about 80% of the neighbors white pvc fence as a privacy, will match)
• -Paver driveway to be completed

Week 13

• -Stage for marketing photos and open houses
• -Accept offer at 110% of list price

I know this is a brief run over of the work, but any advice in planning/ executing is appreciated. This will be my main focus as work, so I will be at the property daily completing what I can and overseeing subcontractors. Project is in South Florida, i will be sure to document for the community as it progresses. Thanks everybody for making this the best community around!

-Nick

[Evan Polaski]

@Nicholas Delgado, in general I think this seems reasonable, if you have contractors lined up, and they actually show up.  I also have no idea of the true scope.

The common things that throw off timelines:
- contractor schedules: typically your "budget" contractors will book many jobs at the same time, and in general have poor time management skills.  As such, there are days they just don't show up.  And if you haven't already gotten contractors on the schedule, the "good" ones can sometimes be scheduled out several weeks, if not months.
- Unforeseens: You are replacing fascia boards.  Are they rotted?  If so, have you checked the roof joists they attach to, to make sure the joist ends aren't rotted too?  Are there gutters on the fascia board?  Are they in good enough condition to come off and reattach? If you think you are reusing them, and they end up disintegrating upon removal, who quickly can the gutter contractor get out to replace?

- General COVID/semi conductor delays: are the appliances/cabinets/etc in stock and ready to install?  If you are not picky, you can likely grab one at any big box store, but if you have a specific look in mind, your appliance lead time may be several months away.