All Forum Posts by: Michael Do

Kenneth Huddleston Kenny, private message me. I may have an opportunity for you through my company where you can get experience in rehabbing flip homes and acquiring them.

Give me a call. Work with lots of investors. Many here on BP can vouch for me. Michael Do Phileo construction and mechanical 503-830-5827

Welcome joe, I'm in the Portland area. Welcome to the forums. Lots of locals around here on the forums and a few meet ups here that happen if your interested.

I'm a general contractor so I might only have info from what I would pay guys. Here's a rough breakdown. You could hire one general contractor and have him give you a total material and labor price. If you act as general, I would get sub contractor for each trade and get three bids per each project you want. If you decide to hire workers you could look at. If you'd like average numbers, use homewyse.com to get a area low to high number. I don't always trust that because paying more then high average for a really good contractor is worth it in my opinion. $10-15 laborer $15-30 carpenter $25-35 finish carpenter $50-100 plumber/electrician/hvac

Steve, It actually wasn't. This was custom so I bidded $1250 for labor. Every piece of granite needed to be trimmed, cut at an angle straight, polished, beveled and fit perfectly on a set of cabinets that wasn't perfectly square. Other misc things were demo of old counter, rebuilding plywood base with cement board. Custom cutting and installing granite tile. Custom cut and polish all the front edges. Grout and seal afterwards as well as install glass mosiac tile backsplash, grout and seal. It was a full week of work easily if not more. The kitchen counter had two 45 degree angles as well as a couple weird turns we had to fit in. All in all I'm happy, my tiler made money, I made money and my client was super happy. My goal iof saying that was a $3/sqft tiler would've got frustrated and did a bad job. We would have to rip up $750 worth of granite tile after and buy new. Pay for professional when its needed. Lesser sqft price for a simple bathroom floor.

Rob, All depends on project. If I'm bidding a 25 sqft bathroom its not worth me making $100 at $4/sqft for having to come back three days to install, grout, then seal. My tile price includes all Backerboard, installation and usually any design. I know some installers at $3-5/sqft then you need to factor in demo/hardi/ etc. Those are all rough pricing if I were to just guess to make it worth my time. If I was doing two bathrooms and kitchen price would decrease because id put one day in all the demo and hardi, another day or two on tile etc. Different areas warrant different pricing. I have a $3/sqft low end tile installer and a $15/sqft custom/highend tilers. One Id use for cheap flips other I would trust in custom granite tile counters with special cuts and polishing if edges. I.e I had a custom counter job a few weeks ago at 60 sqft including backsplash. If I hired the $3/sqft guy it would be $180. Job took 50 man hours to do. I paid my higher end tiler $1000 for labor for a perfect job and a happy customer .

Don't know if this will help but I'm on the contractor side to a lot of FHA loan rehabs requirements. With my experience I send the owners an invoice with pricing to pay me and once I get payment send another invoice zeroed out with the list of work done. Then the future owner and bank knows the contractor is paid on full and won't lien the house and has the list of items to put in their file. I don't think to unreasonable, seems a little more incompetence more then anything being they are late.

The level of finish can vary the cost by thousands. Higher priced materials warrant better workers at a higher wage. Here's my rough numbers on an average rehab project. Tile install: $15/sqft plus cost of tile $1-$2/sqft Laminate: $1/sqft install $1-2/sqft materials Carpet: $1.50-2/sqft including materials Vinyl floors: $5-7sqft including materials All these favor in demo, some prep, some trim. There are so many variables so add 20-30% and get bids. If you have access to the house bring a general contractor in to bid your whole project line by line with different scenarios and you can make a better decision.

There's no way to know for sure. Every once in awhile I do labor only with owner paying for materials but in that case I usually have owner buy the main products and I buy all the material to install it. An example is, homeowner buys a toilet and I will buy the wax ring and supply hose, show them the receipt and add that to me fee. The best way is a standard estimate where a handyman bids out the whole project and you pay the fee you expect and its the handyman's responsibility to factor in the materials with a certain finish allowance and complete the job.

I charge anywhere from $1500-3000. Equipment is the biggest factor. Furnaces range from $400-2000 depending on efficiency, upgrades, brand etc