All Forum Posts by: Adam Abdel-Hafez

I agree that sounds like a lot of damage and the charges seem fair. Your only hope to fight this is the time she took to do the move out. I don't know the laws in Arizona, but in Georgia you have 3 days to do the move out and 5 days to submit the charges to the tenant.

The gc should be updating you and following the schedule he gave you accordingly. I think that a owners Rep is just another expense and another person to track. If you have a good gc he will get the rehab done and be your owner Rep. On a large commercial project then an owner rep may make sense, but not residential.

Paint, flooring, light fixtures, cabinet and door hardware, and food landscaping should do the trick

It depends on your area. Since you stated that 2 other houses changed out the siding, then you may need to do so as well. Vinyl siding looks cheap, so if you're selling to a clientele that is used to cement board siding, I think you will a rough time selling that house. I am also not sure where you got the $3k siding replacement cost from, but that is waaaay too low. Obviously not knowing what your house looks like, I would expect anywhere from $8k-$20k or $500-$900/sq (100sqft) of siding.

Yes, I primarily work in Fulton and Dekalb county in regards to investor homes.

@Brooks Everline and @Jason Variano you definetly do not want to get a property manager to manage a rehab nor will they be willing to do so. From my experience, the quality of work is not good and the project takes forever when there is no gc. For a single family paint and carpet rehab, a good handyman and a few contractors, a property manager can handle that somewhat, depending on the company. But a small apartment complex is too much for a property manager. 

You will want to hire a property manager to go over the scope of work with the gc or find an investor friendly gc which knows what to do. For instance, I am a third party contractor for a property management company in Atlanta as well as I do turnkey rehabs dealing directly with the investor. The key is to have people that know what is and is not necessary to do. Pretty much all of my walk throughs with investors I am turning down their repair requests/questions as they aren't necessary to do and they never have a problem being rented. Going with a GC will save you time and money, so I strongly advise to get one. 

I don't think anybody was offended; at least I hope not. In your case J Scott all you literally want is a quote and that is in. No opinion from the contractor or anything, so like you stated I think with subs it's fine to meet with multiple at the same time since all you want is a price. With GC's though, I don't see that as the case.

I would have to agree with Art Allen and Aaron McGinnis . I would not expect to be the only quote for somebody, but to have everybody there at the same time is a bit rude. Also, to your comment J Scott , from my experience, it is very rare that a client knows the exact scope of work. For instance, they know they want the home painted, new flooring, etc. but non cosmetic things like rusted out cast iron pipes, roof leak, etc. are things they don't see or know about. Also, some contractors may try to overextend the scope of work by trying to do unnecessary things like replacing hardwoods when they can be refinished, etc. So, yes if they have experience and know what they are doing then that would be able to create a scope of work, but that is rarely the case in my experience.

Green board drywall for moisture barrier and go with tile on the floors since you're already on a concrete slab.

Hey Shiri Manor Nisenbaum I am a contractor that is very familiar with section 8 repairs. What area is the home in? I work with a property management company, so I handle about 50 section 8 repairs/inspections each year. Can you pm me the deficiency list sent by the housing authority?