All Forum Posts by: Kevin Ivey

you can give the walls and ceilings a cleaning using TSP before painting and sealing as suggested.

also you only need to remove one side of any shared walls for full access if you really wanted to see everything vs electrician cutting access and patch.

I would say you should remove all the trim to get a good seal behind, and help update.

1099 means they are their own boss it is very hard to hire individuals and not have them be w-2 employees.  Talk with your local labor and industry (that's what WA St calls it) for definition of employees.  

Realize how many quality carpenters want to have gig work? and worry about their own self employment taxes, insurance, etc. Better off finding a small GC with  a small crew you can book time with.  Challenge is his profit vs your profit.

Best of luck!

LVP is a great way to harden and still keep the ease of replacement and repair.  It should outlast a tenant turn or two unlike carpet but no where near as hard to remove as tile.

  Please remember to buy an extra box or two of the LVP so that you can do spot repairs if needed!!

You would want to wait on or expect to redo cosmetics, paint, carpet, etc.

Keep in mind doing remodel work that it's like doing a flip your not doing it for your tastes but a large group of people.  If you want to enjoy it for awhile before renting be sure it won't be a "knock out" factor for potential renters.

Look for ways to "harden" the property from wear and tear.  towel bar bracing, door stoppers, easier to access and adjust plumbing, will all make long term rentals easier.

Best of Luck!

if you list on the back end with the realtor they will be happy to give you an CMA, now.

The biggest challenge is all realtor appraiser are an in the moment snapshot.  And as rates, economic sentiment, politics and seasonality shift in the 3 to 6 months to get market ready it can change by 20- 50k so a little bit of Crystal ball is needed.

Best of luck.

paint flooring trim, COSMETIC  work, don't require permits in any of the municipality or county that I have worked in, in WA.

and yes I said they would all be there own boss/ permit.  

@kelsey VanSleen

no there is no need for a GC license if the subs have contractor licenses.  Because they aren't really subs at that point just their own contractor not under another persons license.  Most municipality want the license # listed on the permit application. And inspections may have to be done for each individual contractor since they are responsible for their own work.  But honestly with all the counties and different little cities there are a ton of different ways things are regulated, and sometimes depends on the permit office mood and empathy.  

going to depend on age of house how extensive updates, etc, etc, etc, there is no short cut number that will work 

Depends on how extensive the remodel work is, a cosmetic flip paint, trim, cabinets, vanities don't trigger permits here in WA state.  Then you can have the specialist sub pull permits for their work under their license, plumbing, electrical, roofing, etc.. 

I know in Washington state a home owner can do their own work including electrical and plumbing, but as you pointed out has to live in the property for 1 year after completion.

If you get licensed as a contractor (in WA state it takes some paperwork, filing fee and insurance/ bond, no test, no experience etc.. )  Then you do the work under you contractors license and no holding period needed.  Note you have to have a specialist license with testing and experience to get the plumbing and electrical license so you will have to sub that out more than likely.

  The out of state family friend may have to get licensed in Texas depending on how you structure and what they are doing.  I picked up my contractor license after 2 years flipping, for ease of dealing with permits.