All Forum Posts by: Doug Hadley

@J Scott , my wife is a realtor. She got them from other agents or clients that have used these guys in our area (Kingwood). We did not get any of them from the yellow pages. I will try to get other investors from my area and see who they recommend. Great tip. I think you're right that I'm getting retail bid pricing.

I think I've listened to your podcast 5 times now while doing the tile work over at the house. I really appreciate the amount of information you give out on your website. Gives us newbies something to strive for. Need to order your books.

@J Scott , I agree that the hourly rates for painters here in Texas should be around $15-25, but right now in Houston with the way the market is, the subs appear to be raising their prices because there is high demand for work. We're getting a fourth painting estimate, but at this point I'm not all that hopeful. The house is 1800+ sqft., cabinets, doors(19), and trim using oil-based paint. Family room needs the oil-based primer to cover the wood paneling, before latex paint. Three areas with wallpaper also need the oil-based primer. Then all the walls will be latex paint.

Based on what the three previous estimates, the lowest at $2700 for 3 painters for 4 days (32 hours) = 96 man hours...2700/96 = $28.13/hour. So the low estimate is still on the high sided, but not outrageous. If there are four guys then the hourly rate goes down to $21.09.

@DL Martin , I don't plan on repainting the entire house each time a tenant moves out. This initial painting requires more work based on the paneling and wallpaper areas. Once they are covered with regular paint, the next time through should be a straight paint job. Oh and I wish you were in Texas, I'd hire you as my painter.

I guess the ultimate question is why would it take 3 pros 4 days to do this job?

All three estimates said the same thing 4-5 days.

@Eric Y. , I would love to see the bid down around $1700. Sounds like I need to get some painters from Colorado down here to do the work. Trying to get a fourth bid.

I'm still struggling to see why it will take them 4 days to paint a 3/2, 1800sqft house. I know that there is quite a bit of prep work to get the paneling caulked and ready for the oil primer, but I would think the three bedrooms could be done in 1 day by 1 painter. The other two guys could be working in the kitchen and family room. Shouldn't take more than 3 days from what I see.

@Raymond B. ,

Thanks for the tip. I had read that somewhere else on another post but couldn't find it.

@DL Martin,

The reason the cost is so high this initial time is the amount of wood paneling and wallpaper that we are wanting painted over. The painters are having to use oil-based primer on those areas before the latex paint. Next time around shouldn't be near as much.

Yes there is a certain amount of drywall repair that will need to be done. I have a compressor that I use for all my nail guns, but have not yet picked up the texture spray gun, thanks for that tip I'll look into it. I would love to have the airless sprayer and have been watching CL for one. I'll check out Harbor Freight.

Brian,

Experience as a painter...not really. I don't mind spending the time to do the work and do a good job, but if it would take 3 pros 4-5 days to do it, then it will probably take me 2-3 weeks (nights/weekends) to complete the job. Probably not to their standards but I would hope well enough for a rental. If I was flipping the house I wouldn't even consider doing it myself.

Carson,

Yes the opportunity cost is one of the things I'm running into. Missing kids soccer games to work on the house. Even though its a short time (1 month), the piece of mind that a professional is going to do it correctly the first time may be worth opening the wallet.

Thanks guys for your time and feedback. Very helpful.

I just purchased my first SFR last Thursday and have been doing the demo and rehab myself. The question that I'm trying to answer is that the quotes that I'm getting from subcontractors is much higher than my monthly carrying costs. Should I keep the rental vacant and do the rehab myself or do I spend more upfront on subcontractors and get it on the market quicker?

As an example the interior painting quotes have come in between $2700-4500. My carrying costs are around $900/month. I should easily be able to do the painting myself in a month and save $1800.

I hate painting but hate wasting money more.

Hi ,

Welcome. I'm also new to BP and amazed at the amount of information available for us new investors here. I did see in one of the forums that there would be a BP meetup in Houston sometime in early March. Might want to check it out.

http://www.biggerpockets.com/forums/521/topics/116074-houston-meetup-march-2014

@jthomasmartin1,

Thanks for the information. I didn't know that about the voting, or the tagging.

Found BP about 2 weeks ago and it has been great timing with the upcoming purchase of my first SFH rental in Kingwood tomorrow. I've already learned a lot from the website and the forums. I expect this investment to not be my best one but hope that it is a solid rental. My wife is a realtor in the Kingwood area and knows the market well. Right now the house prices are higher than they were last year, but I was too conservative last year to make the leap. Finally decided to stop watching/reading and start doing. I know I'll make mistakes but will learn from those experiences. Just wanted to thank everyone that participates on BP and provides their insights and experiences for us newbies to learn from.

Doug