How to design my rehab and select materials?

Question

This might be a dumb question, but I'm at the rehab portion of the BRRRR process and I'm stuck on how to actually go forward with the rehab. I'm currently looking into general contractors, but are they going to help me with the design of the rental / selecting materials or is that another professional role?

initially, I was thinking they'd be able to repeat similar remodels they've done, but I'm not sure if I should be relying on their guidance that strongly or doing this myself. I want to eventually be able to get a system in place where I can just today the same design over and over too.

Tony Gunter · Answer

@Femi Salami

When I meet with a potential client for a renovation they often ask for a “bid”. To which I reply, “okay, I need to see drawings, a complete scope of work, and a complete material schedule”. If you can’t supply those your not ready for a bid. You still have design work to do. I charge for that.

I’m set up to also design new construction and build it. Most contractors are not, or just wing it.

So that sort of lays it out. You supply all that info, or you pay someone to pull it all together for you.

Tony Gunter · Answer

@Jack Orthman

Exactly why I charge for the design work. I spend 8-10 hours to come up with a 15-20 page SOW etc., that’s my work product. You don’t get that for free.

Account Closed · Answer

Most experienced contractors can tell you what materials are best and can give you a close price during your first meeting. Suppose you want to remodel two bathrooms, remodel the kitchen, change all the windows, paint the house and make the landscaping look nice. Most contractors will give you a price during the first meeting to see where your head is at because you may be thinking you have an adequate budget of $15,000 and when the contractor tells you that you are looking at $40,000 then the contractor saves everyone a lot of time and walks away.

Many contractors will ask you what your budget is before they will look at the project If you tell the contractor you have a $60,000 to $100,000 budget then some contractors will do drawings for free and some charge. Like most contractors, I charge for drawings because the total time to meet with a property owner two times and to do drawings takes about 8 hours and I don't want to do property owners' work free when the property owners hire another contractor and use my drawings and material lists that I spent a long time pricing out.

Christopher Alan Rush · Answer

Architect, interior designer, or some contractors can provide a design, almost all will charge for design efforts. They don’t just design it and done, you’ll scrutinize several things about the design and then it gets redesigned until you’re satisfied, which is more time and cost.

If you have no legitimate design the next best thing would be to itemize a statement of work clearly describing what you want. The more vague you are the more divergence your going to see in contractor bids, because they’ll have to make assumptions. Leaving it to their creativity and picking the lowest bidder, you might not be thrilled with the results.The more specific you can be the better…. I.e don’t vaguely say “repaint kitchen” if you don’t want a 1-coat primer/paint product. Don’t say “new trim” without clarifying that you want painted MDF, or stained oak, etc … the more specific the more you ensure everyone’s on the same page.

Alternately you could summarize what your looking for and ask for a proposal complete with all the products they’re intending to provide (by make / model / color), and what subcontractors they propose to use (if any).

Femi Salami · Answer

@Tony Gunter Account Closed That's super helpful! To follow that up, is this typically a service I can request from a GC also or is there another profession I'm not thinking of that supplies this service? I essentially want someone to help me design a remodel, i.e. detailed scope of work including estimated labor, and material SKUs, while working under a budget.

Thanks in advance, super helpful!

Account Closed · Answer

I agree with you 100% and most homeowners and property owners I run into don't understand and want all that for free. At least, that is what I run into.

Femi Salami · Answer

I guess I struggle with this because I have no idea what it takes to paint cabinets or what types of woods for trim and I wouldn't have ever considered anything that you referenced...because I don't have any experience. So I'm trying to figure out who I can work with to put together a comprehensive list together

Colleen F. · Answer

@Femi Salami  some contractors will leave design up to you.  Get a feel for what is selling in your area go to some new build/new rehab open houses. You want to minimum have a feel for your area so you don't over/ under rehab.  For example does your area require hardwood, tile or vinyl flooring?  It will give you a starting point for talking with a contractor/designer.

Alex Jenkins · Answer

You might be looking for an interior designer. Some just do decor, and some do finishes like you're talking about. Make sure your designer does know how to select finishes. A contractor or real estate agent may be able to refer you to someone. I agree with the above posts that this design work is a ton of often undervalued work for them and has a massive impact on the accuracy of your quote/estimate. It's worth the time and money spent on a professional to do this for you the first few times, but you should get the idea after you've been through a few. My design sets take a couple weeks, and built on powerpoint to include photos, item identifiers, location of install, etc, and are usually 20-30 pages for a 3 bed/3 bath new construction home. Point is, it's a lot.

Tony Gunter · Answer

@Femi Salami

In my experience most are not, but at the same time by search for and working with those that can do this you will end up with a much higher caliber of professional to work with IMHO. These aren’t going to be your least expensive option, they just aren’t.

The contracting business is no different than any other business. There are  three pillars of a business delivering to their customers. Price, quality, service. Now pick the two of these that are most important to you. That’s the reality world. I work on quality and service myself, not price.

I suggest you find contractors and have a short phone interview. Bullet point all your must haves for your notes and start having a chat with them. See how they fit, or not. Then, narrowed down to a couple, meet with them. It will be tough as things are busy now too. Plan the work, work the plan. You’ll get it.

How to design my rehab and select materials?

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