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All Forum Posts by: Christopher Morin

Christopher Morin has started 20 posts and replied 123 times.

Post: Water under laminate floors!!!

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

We pay $1.50 for install of laminate floors in NW FL and New Mexico.  You can buy great looking laminate at $1-2sqft at Lowes, plus underlayment (definitely install underlayment/vapor barrier, it helps with the water problem and also helps the floor absorb minor leveling imperfections).   Any transitions will be about $50 each (carpet to laminate, laminate to tile, etc).  Unless this job includes a ton of transitions, needs massive floor leveling, or has a million tiny corners he'll have to custom cut, then $1900 is pretty darn high.  There are a million flooring contractors out there who do nothing but floors and sub for GCs. 

Higher quality laminate will increase the cost, but shouldn't increase the install cost.  Have him separate labor and materials to check this.

With flooring, I've had a lot of success going straight to flooring boxstores and they will hold their subs accountable for reasonable pricing and save you headache.  

Post: Insurance for Vacation Rental

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

@Cristy George at the risk of giving you terrible, potentially catastrophic advice... Yes, you only need coverage for the interior, the HOA should maintain a policy for the exterior. However, this doesn't mean that you would always be covered if an event happened. Ref 2004 after Hurricane Ivan when HOAs, in an attempt to save money, went with sub-par insurance companies and policies, and these ins companies turned around and fought tooth and nail to avoid paying out, sometimes for a over a year... thats time that you're not making income (assuming you don't have lost-rents as part of your policy). Also if there is policy limitations with the HOA policy, coverage limit, replacement vs cost, HOA deceides that its a great time to install a new pool... you'll be hit with the special assesment.

Bottom line, check with the HOA. Get a copy of their policy decs page and coverage amts, as well as the covenants that delinate what they can or can't do.

Post: How do you pay your GC

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

I pay my contractors however they want to be paid.  Very important though to put the terms of the payment draws in a contract beforehand.  Write it on a napkin and have him sign it if you have to. 

2 weeks ago I had a few handyman walk out on my rehab because they didn't think they got paid fast enough (they were 3 days ahead of schedule).  They had work to do after the drywaller finished, and he hadn't.  But apparently they thought they should have been paid in full the day they finished.  So they just ghosted the home with most of the excess materials, and found out a few days later from the drywall guy who watch them take off.  No huge financial loss, just a pain in the rear.  If payment conditions were talked about before and in writing, then clear expectations would have been set.

Another contractor I had came in and finished a bathroom on a job. I wrote him a check and he cringed.  He had to go back to Texas, and my checks were from New Mexico, which would have taken longer to clear.  So I paid him in cash.  No problem.

I am happy to pay in cash, check, wire transfer, Chilie's gift cards... for consistently used contractors you can even set up a local joint checking account, transfer it in, and let them scoop the money out.  If I pay someone more than 600 on the year, I collect a W9 before the final payment.  And get some sort of receipts too for those cash ones, because you know, the IRS and stuff.

Post: 10 unit seller, call or mail?

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

A terribly managed and under-rented 10 unit building came off market a few month ago. The place is an absolute mess.

While it was listed, the agent was defunct. The description was short, terrible pictures, and non responsive to offers through my agent. However, my agent did get the listing agent on the phone once (while theyvwere moving out of town) and learned that the owner was a dentist who "didn't realize it'd be this much work" and many other negative factors. My multiple offers were with zero response and zero evidence of recipt, because the agent was that bad.

Now that its off market, the mailing address is a very respected and busy dental practice with a good phone nunber.

To approach this seller would you mail them? or call and go through the secretary? I don't want to create shame in front of their staff, but I want to talk to this guy! What would you do?

Post: Destin / Fort Walton Beach area Networking

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

I'll be there!  Actually visiting my market area for once... It'll be nice to finally meet you @Arianne L.

Post: Agent asking for $5000 upfront compensation. That normal??

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

Lots of bad agents, dont stress it.  take this as an opportunity to interview and get good at hiring new agents, filtering the bad ones, while trying to be as respectful as possible for their time.

Post: Actual Numbers: 2-Year Update on VR in Destin, FL

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

@Brandon Richardson "To gross $100k/year, you're going to pay $1MM for the property in the FL panhandle/Emerald Coast area. Real estate agents may tell you differently, but they have different motivations. And you may find an outlier or two."

This is not true.  You have to find real deals, no matter your RE strategy.  Flips, long term rental, short term/vacation...  100k at market value might be 1MM, but thats why not every home is a moneymaker.  

Finding a good vacation rental is no different than any other deal, you have to market to and buy from motivated sellers. 

Post: Dumpster prices in your area?

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

$300 for the same in NW florida.  

Post: Contractor billed me for a estimate

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

"Hi _____,

Thank for for this correction/addition to your previous bid, we will consider it when reviewing your estimate.

If you are requesting payment of this invoice, please provide one of the following

1) A signed contract for work to be provided, or work provided

2) The written correspondence where our company authorized billable work.

Thank you."

Post: Contractor billed me for a estimate

Christopher MorinPosted
  • Flipper/Rehabber
  • San Francisco
  • Posts 124
  • Votes 49

We solicited a bid on a rehab from a new contractor, which included a walkthrough with him.  He provided a 19k estimate, which was much than our other bid (of 9k).  I told him I'd get back to him.

4 days later, he sent me an invoice for 4 hours worth of work, total of $200!  What in the world!  I've solicited of bids from dozens of contractors, without even the slightest hint of being billed for an estimate.  I think I just got a guy who realized he wasn't going to get the job and wanted to squeeze extra money from me.

I want to just blow him off, and make it a point to never use him again.  What would you do here?  Any legal safeguards I need to take?