All Forum Posts by: Justin V.

I don’t like them. Flat doors are usually the first thing I notice (unless there is still shiny brass) and I usually get a count of how many perfectly good doors I am about to donate right away. I toss ranch trim too.

I don’t upgrade by much. Just go to a 6 panels and 3-1/4” colonial and try to be consistent.

I, at least, am convinced it’s an upgrade and supports higher rents.

Please tell me if you agree, disagree, or think I shouldn’t be giving it any thought.

I’ve also started trying 2-1/4 casing on top of 1x4 everywhere (doors/windows/bases) or 1x6 on the base and painted white for a cheap, but big looking trim. Any thoughts or experience?

@Joe Cassandra

I called out $500 per window installed (window and labor) which is a little cheap for my area. Can you get 200-300 installed or is that the window? What brand are you running?

@Ryan Hoover

Yep... those are very nice! Great work!

Excited to see this one!

@Jun Wang

You’ll be ok. I’ve had a few and it’s usually on the first tenant after a brrrr.

Had to do drain cleaning/routing within a month of move in once, had a furnace go down for good after another move-in, had pipes freeze due to the coldest February on record 2 days after I bought one-> was replacing an exterior door that weekend to keep it from happening again. Couple winters of furnaces blowing parts due to not getting a filter change.

More properties will lead to more stories, but none have ever been a big deal.

@Alice Huang

Well... they gutted it for you, so that might have been 6k in labor.

Run.

If still considering, Don’t forget windows $500 each installed, trim and doors ~$2000, guessing plumbing will need to come up to code $7000. Drywall and insulation 10k? Framing fix for termite damage... no idea.

What is your ARV and list price.

I’m not sure I’d take on something like this. Comps and rents would have to be really high. Definitely wouldn’t do it if starting out.I am finishing up a full gut duplex flip, my 10th kitchen, and 12th bathroom remodel.

@Ryan Hoover

Sorry about that. I read it wrong. Thought you were saying you typically overdue it and were looking for insights or call outs on which items wouldn’t be necessary.

I typically do brrrrs myself and enjoy clean new kitchens. I Get pretty annoyed when someone calls painted cabinets newly renovated in a listing. If the boxes suck, no reason to hold off. I’m also getting a little bitter about how little appraisers in my area have valued renovated units vs typical hundred year old untouched places.

What does a typical finished product look like for your area? Have any other posts to link to? Excited to see the finished product, but I have decent appreciation for what you currently have. Much better than anything I’ve started with.

@Ryan Hoover

Looks nice and very functional. I’d run with it mostly as.

unless the cabinets are falling apart, paint them. Curb appeal absolutely, fireplace yes, bathroom... maybe floors, kitchen revamp- it’s great already so why bother? paint cabinets and upgrade appliancesIf needed, hall closet?-I laugh at the idea of how little will be gained (if you can call a sight line down a hall that) for the amount of work needed and loss of a closet.

Paint seems to have a few years left. Popcorn removal before you paint.

@Hung Nguyen

That is a sick mirror. Where is it from?

Also are those concrete countertops? If so what was that like? Google South Carolina residential lease agreement and hopefully you state’s bar has written one that they give out for free. Add addendums to this base lease.

@Paul Sandhu

Ability to say “no” to people, care a lot about my properties, good design sense/style (I like to think).

@Molly Neubert

Have you talked with your agent and their brokerage and lawyer about your ability to sue them?

I feel like I’d at least threaten to do so to see what happens. Letter from lawyers are intimidating.