WHAT WOULD YOU DO?
Hey everybody! I would greatly appreciate your professional opinion on the following scenario. After closing on this house I had some contractor drama and decided to reach out to a different contractor who my realtor had vouched for. Below I will paste the scope of work which was sent to me and it seems a bit high and is not broken down between labor and materials. They've been difficult to communicate with so again I am frustrated and started talking to my family members about this. One of my family members has offered to round up a couple others who have experience with doing the type of cosmetics needed at this flip and will not charge me any labor whatsoever. Now here is the conflict: the contractor who has quoted me to do this rehab can start tomorrow and be finished within one month. I think for the scope of work this is really a couple weeks job. Their scope of work does not include appliances which I do need and that would be a stainless steel refrigerator, dishwasher, and stove. It also does not include an undermount sink with the granite in does not include a back splash. I have a hard money loan on this property so the fact they can start tomorrow is appealing however if I utilized my family I will save a tremendous amount just on the total job. And that includes the holding costs involved in waiting a little longer because my family would not be able to start this job till the second week of March. They could handle a lot of the initial aspects of it between now and then such as measuring, ordering all of the supplies, and putting together an effective game plan. I would also be able to have more control over this project. The scope of work below is quoted at $19,000. I know you need to know the condition of the house to help me decide on which path to take so I'll do my best to give you a brief description. The interior upstairs has hardwoods which are poor cosmetically but do not need to be ripped up. The walls are in pretty good condition and only have a couple of minor cracks and typical flaws you would see in a home built in the 60's. Upstairs square footage is approximately 1150 sq ft. the basement will have approximately 8-900 finished sq ft. Downstairs is all concrete floors so there would not be very much prep to lay down either laminate or LVP. Here is the scope of work which they are proposing for $19000
Scope of Work
Paint throughout including trim, doors, and windows.
Luxury vinyl floor and carpet on lower level
Granite countertops - total of 26 sq ft
Install new vanity
Remove old tile/clean tub and replace shower door - retro wall tile the color of Pepto bismal
Replace 2 doors
Install drywall @ bedroom with brick wall and fireplace whitewash - drywall would only be installed on 1 wall
Run AC ducts in basement rooms - tie into existing trunk lines
Trim roof of storage shed and add support posts to deck above
Replace broken glass in two windows - 2 single pain sections
Check all outlets/change light switches
Touch up exterior
Trim bushes
Paint kitchen cabinets and change hardware
Remove the wall light fixtures
Cover up pipe in basement bathroom
Replace toilets and light fixtures in bathrooms
Change all doorknobs for new ones
Replace doorbell
Replace thermostat
Remove storm door
Cover up expose electric wires in bedroom closet
Caulk all exterior windows and doors
Repair retaining wall
Pressure wash the exterior
Clear all debris of the house roof and replace any damage shingles
Replace all tiles in drop ceiling
Remove iron railing and construct 4ft wall around stairwell
Installed handrail
Lay pine straw
Repair door to carport - door is sticking
