All Forum Posts by: Robert Rayford

@Tina Chen, That just doesn't sound right.  Get 3 estimates and pick the best. There's your safety net. Also, most P.M's have a family member or friend that does their repair work so he may be looking out for them. 

I agree with @Chris Mason, Ground up construction in the Bay right now is a very expensive venture. The numbers won't pencil out in most areas. Not only that but every contractor that I know whom can handle a spec build is at lease 18 months out. The last time I pulled a permit for a spec build in San Francisco there was a 13 month waiting period because of the backlog in the Building Dept. Hayward is about 4-6 months and Oakland varies depending on if they pull in contract counter help and plan checkers. A good Designer or Architect would be busy and the Structural Engineers that I work with are swamped. By the time you get off the ground the market may shift. I remember the 2 homes I was building in the Bay Area back in 2008-2009 and the customers lost all funding because of the collapse. I lost over $100k because of timing.

Heck I am doing additions and remodels for $300sf. It is best to buy a older home with a large footprint, tear down and rebuild. This way you will have entitlement and under ground in place. A lot less time this way, zoning and planning depts will turn over fast.

@Tina Chen,  The P.M works for you and you own the property. You have every right to take control of the property asap. Give them their termination letter and a demand for the properties file. With-in the file should be the walk through/move-in paperwork. you will need to do the move out walk through and compare there move in condition to the move out condition. As far as the repair order from their contractor, you should have total control of agreeing to repairs or denying repairs. Tell them that you do not want a repair estimate from them and find your own repair person. I will refer all the tradesmen that you need and a great handyman, just P.M me.

Contractors are by no means have to give out free quotes although we do because of customer service and good business practices. If you allow this P.M to get estimates for you most likely he will tell the Contractor that he is loosing your business so charge whatever he wants.

Read your P.M contract agreement and make sure you haven't painted yourself in a corner.

Also if you have a impound/service acct that the P.M has access too, you may want to move all the funds except the tenants security deposit and the P.M's fee.

@Mark Fries, I can use your assistance. I have several heavy remodels to complete in Jax. P.M me if your interested.

@Samuel Phifer, Reach out to @Maria McCreless she is a local agent and a B.P member. She has been very responsive and knows the market.

"Isn't"

It's this property for sale on the MLS for $26,150

@Jacob L White, First and foremost I would like to THANK YOU for serving in our Country's Military.  B.P is a great place for info and team building. Here's words to live by, when choosing a G.C or tradesman always go to a job in progress and visit a completed job of your applicants. Not all contractors are the same. There's a misconception that people has in thinking that a contractor knows what he or she are doing because they have a license. This is not at all true. I have seen substandard work from G.C's that have been in the business for years. In contrast I have hired handymen that has produced excellent quality work. One only knows by vetting your tradesmen by visiting their current work sites. 

Here's another tip: Most G.C's has lower level handyman they pawn off work to ( sub contract ). They do this for a few reasons, they have to much work, not sure if they can do the work as good as the sub or the #1 reason is that the customer has asked for super low cost and discounting. The G.C will take the job and sub it out to someone else. 

Always ask the tradesman if they plan on doing the work in house and if so, how many hours are they planning on being on the project personally.

Of course if you hire a large company the prime will not be visiting the property but the lead will.

@Anthony Dadlani, How have you been? I still have your number and will give you call. Thanks.