Originally posted by @Rachel Gill:
@Alex Applebee I'm so impressed by this! You did an awesome job. A question for you regarding being your own GC. Without having any construction background, what did you find was the best way to know how the project should flow from start to finish as far as scheduling your subs?
Thanks!
Rachel
One thing I learned on this was how not to schedule some things (PAINT ON MY BEAUTIFUL FLOORS, UG!!!!). All investors have their own way, but here is what works for me. This is not necessarily the order I ran this job in, to my detriment. I have some comments here and there about that. So this is how I ran my second flip after learning my lessons (i'll post about that someday). Also this is a little complicated to answer because it depends on exactly what flip you are doing. Any walls to frame? do that after demo and before your rough out plumbing. Lets just call this a really basic flip list.
1. Demo - I also make them bring their own trailer VS have a dumpster on site. I oscillate on this, but when I had a dumpster on site, I had a lot of neighbors dumping their projects in it (a whole bath and tile surround one day!). I don't want to pay for other people's trash haul off. Also, on the flip side, I had dumpster divers digging through and I think that could be a liability issue. Each trade is neater if they haul all their own trash off the project every day as well. In the future I could see getting a roll off dumpster again, but in a larger property that is fenced or something.
2. rough out electrical/rough out plumbing - usually they wont be in each others way, at the same time any new windows/doors that need to be installed can start going in. The electrical and plumbing will usually just be repairing/moving what I want moved, none of the finishes. They can also be working on outside cleanup, roof etc.
4. Probably start the tile prep for the walls in the bathroom (just the backerboards that always need to be installed/replaced) Also patch any drywall that needs fixing.
5. PAINT. Yes, paint now. I would rather go and touch up paint here and there, which you'll have to do anyways rather than scrub paint off my new finished surfaces. Ask me how I know this. Really this is just painting the walls. The baseboards will not be in yet. And don't let them give you grief about not being able to paint until the baseboard is installed. BS. I've had subs whine at me about this, I gave in, and then had paint all over my freaking floors. I have never met a painter that didn't make a mess even when he swore he was super careful in prep. So, back to the baseboards - after the flooring is installed they can put all the baseboards outside on saw horses, spray them down in no time, then after they are dry, install, caulk, and do any touch up. Done and your new floors don't have paint all over them. Your welcome. ;)
6. Probably tile the bathrooms while they work on the floors throughout the house.
7. Have runners taped down to protect your floors (unless you do tile or something, then you're good.) get those baseboards in
8. Cabinet and counter install
9. finish plumbing and electrical
10. landscaping, once the outside looks good get your real estate for sale (coming soon) sign up, but don't let people in until you're done
11. appliance install
12. clean. touch up paint. stage.
13. hope it sells!
I am sure I forgot something, but hopefully that lines it out a little?
