All Forum Posts by: Cody Caswell

A new Bungalow House and ADU that we designed just hit the market! Both of these homes will be used as STRs, so here are a few elements that we really paid attention to when designing these:

1. We wanted these to be easy to repair. STRs will inherently get holes/dings in the walls from time to time, so we went with knockdown texture on the walls and ceilings to ensure that patches could easily be blended in when this happens. On top of this, we color-drenched the house to make for easy touch-ups in the paint! The walls, ceilings, doors, and trim are all the same color. This is also an extremely CLEAN look!

2. We gave the house some unique looks that catch your eye when you're swiping through AirBnB, but would also catch a buyer's eye if the owners ever decide to sell. Sometimes designers go so unique on STRs that if the owner ever decided to sell, they would have a hard time. We wanted this house to appeal to short-term renters and buyers alike!

3. We really gave some love to the exterior. Water features are huge for any STR, and this low-cost Cowboy Pool was an easy way to catch a potential tenant's eye as they're swiping through AirBnB!

Designing STRs is a function of blending price, availability, durability, uniqueness, and functionality. It's a tough balance to hit, and every project's needs are different, but these are the things your designer should be thinking about!

This super cool ADU project that we designed just hit the market! This developer came to us wanting to stand out from other new builds in the area, while still keeping the modern touch that the location calls for. They were faced with some budget constraints on material selections, so here are a few things we did to maximize that modern look at a super low cost:

1. 1. Finished concrete floors for the first level. The all-in cost for this runs around the same cost per square foot as the materials only for vinyl plank flooring. The look is super clean and really gives it a modern touch!
2. 2. Pre-fabricated vanities. The all-in cost for these, including the countertop, is the same as the cabinets only for flat-panel. This may only be a couple hundred dollars for each vanity, but it adds up!
3. 3. Pure white quartz. This is one of the cheapest quartz you can buy! It has a very clean and modern look, but it is ~15% cheaper than Calacatta.
4. 4. White windows. Black windows are significantly more expensive than white, so we chose exterior paint colors that would enhance the look of these white windows!

These small changes add up over the cost of an entire project. Multiply this by 5-10 developments, and you're talking about thousands of dollars in savings! Our goal is always to design based on getting the best possible look at the lowest possible price. What are some other ways you've been able to get a low-cost, modern look?

Miscommunication between you and your contractor can cause HUGE delays in your projects. We all know what delays mean in rehabbing...more money! Every day your contractor has to rework something they did incorrectly, missed, or misunderstood is another day of holding costs. Oftentimes, it's not the contractor's fault that this happens, but the investor's fault because they did not correctly communicate the job they wanted done. So, how can this be avoided to keep the project rolling smoothly and efficiently? 

Our team has been involved in over 120 flips nationwide as the designer and over 60 in our local market as the investor. Here are three ways we've almost completely eliminated miscommunications between our vision for the projects and the contractor's execution of that vision!

1. Have your contractor present during your design phase. Whether that be the presentation with your designer or the creation of the design yourself, get your contractor involved and in the loop! As decisions are being made on materials, installation methods, etc, your contractor can be informed in real-time of the finalized expectations for each phase of the contractor. Don't leave them in the dark to guess what you want - get them involved!

2. Post the Design Boards throughout your project! We like to laminate our Design Boards and post them somewhere that everyone will see them in each room. These show the contractors how the space should look once completed, so if a subcontractor goes in to do work on a specific room, they can see how the finished product should look!

3. This one is all about preparation: Complete your design plan before day 1 of the project! Or, at a minimum, before the demo is complete. SO many mistakes are made due to hasty last-minute decisions. When you're under pressure to make a choice, it's easy to make a mistake when communicating what you want. Hoping that your contractor just "gets it" is a recipe for disaster. Get your design plan done before day one so that your contractor can simply execute the plan once the project gets going! 

Planning and preparation are KEY when working with contractors on your renovations. Hopefully these tips help avoid some headache and heartache for both you and your contractor on your next deal!!

We design flips all across the US with an ARV of less than $225k. One of the biggest mistakes newer investors make is over-rehabbing houses and spending too much money on these low ARV homes. Sure, the house may look incredible, but you'll never see the return for that incredible rehab on the sale. It's a delicate balance! This means we have to get creative with the design: lower-cost tiles, white shaker cabinetry, and sometimes carpet in the bedrooms and basement.

If you struggle with blending that delicate balance of making something look great for a great price, check out these tips!

1. Instead of upper cabinetry, try using open shelving for your kitchen! Upper cabinets can cost up to $250 each, whereas you can install upper shelving in an entire kitchen for $250. I know this isn't ideal for storage, but sometimes it's all the budget allows for! Plus, they look incredible, and buyers love the charm of them.

2. Get creative with subway tile in the showers! White subway tile is one of the cheapest tiles you can buy, but to make it look high-end, try installing it in a unique pattern like vertical stacked or basket weave! This is such an easy way to stand out against the competition in your market. It may cost you a little more in labor, but it's definitely cheaper than using a tile that costs $8/ft.

3. Try color-drenching your interior paint! Color drenching is painting the walls, ceilings, trim, and doors all the same color. This is getting extremely popular in the design world due to its clean, modern look, but it's also great for cost savings! When you color drench, you save on labor costs. Your painters will save tons of time from having to cut in walls and tape off trim. Plus, the look is beautiful! 

Use these tips on your next project to save some money but still get that designer look!

 Yes! It's Galaxy Stones for the countertops and J&K Cabinetry or DL Cabinetry for the cabinets!

What areas do you find the best ROI on your flips? This topic is up for HEAVY debate. After designing over 100 flips in twelve states, here are the key areas in which we've found the best ROI on flips:

1. The Kitchen: The kitchen is the heart of the home and where most of your time will be spent. Since buyers will be putting so much consideration into the kitchen, installing new cabinets, countertops, and a nice backsplash is vitally important! Design is key here.

2. Bathrooms: Especially the primary bathroom! Whoever buys your flip will also spend lots of time in this room, so it’s important to make it pop. Since bathrooms are relatively small, using some unique tiles and fixtures won’t break the bank and will go a long way with buyers.

3. Storage: Have you ever been inside of a home with not enough storage? It’s anything but convenient! A small investment in the storage areas of your flip will show buyers you went the extra mile.

Curious to see what everyone thinks! Do you agree? Disagree? What areas do you think have the best ROI if you disagree?

 Hey Ed! We source from suppliers that get them directly from the ships - these are normally near port cities (ours is located in Houston, TX). Look for a Stone Importer in your local market, and set up an account with them. Normally you just need an EIN number to purchase from a Stone Importer!

 Hey Tio! Send me a PM - our business specializes in designing flips and STRs across the US!

Ivory Home is the #1 Interior Design Service for Real Estate Investors nationwide! We create fully customized design packages for flips, STRs, and build-to-sell developments at a flat-rate price that's easily budgeted into any project. We design absolutely everything: light fixtures, tiles, plumbing fixtures, floors, exterior and interior paint colors, stains, cabinetry, countertops, roofing, windows - if it's attached to the house, we design it! We take care of the entire design so that you can spend more time where it matters - on finding more deals. 

After designing and flipping over 60 projects for ourselves, we realized there is a real need for professional design services in the real estate investing world. However, most projects just don't have enough margin in them to hire a traditional interior designer. On top of that, most interior designers have no conception of costs and ARVs!

Our mission is to change that.

With flat-rate pricing based on your project's square footage, our service is truly unlike anything else in the professional design world. We've designed over 100 projects in 12 states, and we are just getting started. Check out our website in the link, we'd love to be your design team for your next project!

 The flippers we personally work with in California have not run into this issue (as far as I'm aware). Also - lots of flippers allow their contractors to order materials but direct them to the supplier they want them ordered from!