All Forum Posts by: Dalton Smith

I’m not sure, I’ll ask my plumber and see if he’s come across it.

Tae C. 50% up front covers materials for the contractor (this varies per job). So at least if he gets stiffed he can still survive. The second half of payment comes when the punch list is over and the customer is satisfied. It puts the power in the customers hand but doesn’t strangle the contractor. If the phase goes over a week or two give a weekly draw that is set to release as long as the job is on schedule. Please have a schedule agreed upon before you start.

Ok guys and gals I want to throw something out here. I legitimately want to see all of you succeed. So if you have a question and need some in depth advice, I am offering to do a one time FaceTime with you. If we treat each other the way we want to be treated then we will all get where we want to go. What’s in it for me you say??? Leave feedback here and other places and help me get the word out that in am looking for private investors and mentors to get this ball rolling. Let’s work together and help each other on our journeys!!!

Can someone tell me how to tag people so that they will know when a answer their question.

Eric Percival, it’s nice to meet you. The best place to find local labor is at the local suppliers. If you know a lot about construction and have a lot of time to give to this project you could hire your own crews. I WANT TO SAY THIS TO EVERYONE THOUGH. EVERYONE THINKS THEY CAN RUN A REMODEL JOB AND HIRE CREWS. WHEN YOU HIRE A CREW THEY ARE GOING TO BE TESTING YOU TO SEE HOW MUCH YOU KNOW. WHEN THEY FIND OUT THAT YOUR FAKING IT OR ARE NEW THEY ARE GOING TO SKIMP ON YOU UNTIL YOU NOTICE. THEY KNOW HOW AND WHERE TO SKIMP SO THAT YOU DONT NOTICE UNTIL THE CHECK CLEARS. SO BEWARE!!!! That is where a good GC comes in, we are quality men and whistle blowers for the customer. Yes my bid is higher, but the work is quality when it is done. It is sooo much more expensive to fix a problem than to do it right the first time. I have literally had customers that passed on my services calling me crying asking me to save their job. Don’t do that. Do it right. Get a good plan and someone in your corner that cares about the final product.

Victor Mondragon, it’s nice to meet you. I am a builder, I do not know any builders in the Houston area. I wains say $110 per sqft would be a good off the hip don’t hold me to it number to guide yourself by if you have a very low end build. No extra excavation, or utilities or any other surprises. Get references on your potential contractors. Contact me if you want help, I’m sure I could help you get this done

Anna M. It’s nice to meet you. There is no set price on how much a remodel should cost. It’s all about how much you can make at the end. I know you know that. I guess I would say a safe bet would be to use the hard money lenders numbers for a base line to judge houses by. They won’t loan over 70% of arv (example only). And they are in business to not lose. So when you look at a property see if the purchase and rehabs are over the 70% of arv mark. If it is, you may need to really check what you are about to do. Don’t make decisions based on emotions, make decisions based on numbers only. As far as what to fix and the materials to use. Look at the surrounding houses and match the medium houses finish out for rentals and the nicer houses finish out for selling. One of the very first things I learned when I started working for investors was to not make the house personal. No one cares what your style is. No one cares how much money you’ve spent. Only put in popular, neutral and unobtrusive fixtures and colors. People need to see a pallet that they want to paint. With that said bathrooms and kitchens sell houses. I sold my house a long time ago in a bad market in 3 days because I had built a shower to die for.

Dennis cannon, not shark bite!!! Use the copper crimp rings. (A lot of people are about to disagree...lol!!!)

Dennis Cannon, Pex.

Cody Evans, I would find something that interests you, you tube it to death until you understand it and then go for it. Just take your time and focus on details. It’s the little things that make a good tradesman. As far as hiring a GC, get references from the previous customers and from the places he/she does business...AND CALL THEM! Use your gut too, if they say they’ve done big jobs and have a ton of experience but need an advance or just look like they washed up off the curb. Probably not a great bet. Plug into the culture a bit and get to know people, you will find someone. Don’t go with the low bid.