All Forum Posts by: Tony Gunter

@Sean Chua

Just sent you a colleague request.

I’m in Cherokee County 🙋🏻‍♂️

@Troy Thomas

Hey Troy. I’m in the Atlanta/North GA area.

I’m an Investor, LL, GA RE Agent, GA Licensed General Contractor. Get in touch.

@Casey Williams

Yes. I’m seeing how might be best to do that given the BP platform limitations. I hate the mobile app. Quirky Stone Age app.

@Anish Patel

I would not work with an architect. They are great at design, but they still have to get a GC to price it.

I would interview 3 general contractors in the area that market themselves as “Design & Build” firms. Go into the meetings with your pain points clearly outlined as well as what your trying to achieve. Ask to see a couple of their SOW’s, drawings.

These are the ones that can best evaluate and outline the “As Built” conditions for the entire house and give you a SOW for the entire property. It’s never the cosmetic things that blow a budget. It’s structural issues.

You can ask them to do this and to include their bid. The thing is, you have to pay for all this.

I would try to strike a deal with the winning firm that you’ll pay ___ for an initial estimate to assist in making your purchase decision, and then pay ____ to work up the detailed SOW after you buy it. This may seem like a lot of “paying”, but wait until you underestimate a place by 50%. Then these cost will look cheap in comparison. If you want to work with professionals, go find them and pay them. Its not a secret.

@Anish Patel

I can only speak for myself, of which I’m sure many are very thankful, but here goes…

My SOW on a property that size would probably span 12-20 pages. I’m including everything, because if it isn’t on the SOW, it’s not included, period.

If I’m meeting with someone and they want a “bid”, the first thing I’m going to ask for are drawings, their SOW, and their materials schedule. Which often induces the “deer in the headlights” expression.

If you can’t hand me those your not ready for a bid of any type. You still have design work to do. I charge for that, because I will easily put 15 hours or more into developing those three ítems.

The way you are doing it you’re going to get a contractors interpretation of what you want. You are doing yourself a disservice as well because you aren’t offering an apples to apples to the contractors. They are left to fill in the gaps. Not trying to beat you up, it’s the “you don’t know what you don’t know” conundrum.

@Tony Gunter

I had to become a GC to figure this stuff out to my satisfaction.

@Anish Patel

There’s things missing from this. I don’t see mention nor price for any demo work. I see nothing mentioned for permits cost, or any other project overhead like portable toilets, dumpster, dumping fees, site security, and more. I hope this isn’t the SOW you intend to use to base a contract on. Who is supplying the build contract? If the contractor doesn’t have a contract ready for you to sign tell the good bye. They are probably equally prepared to do your job. Sorry, not intending to sound too harsh btw.

Aside from the SOW being weak, the cost of +/-$82/Sqft is within the realm of reality. There’s simply not enough information provided to say more than that. Your planned budget is also irrelevant. The property dictates what has to be done. It’s the most common pitfall for all this stuff, missing (underestimating) your rehab estimate.

@Ceaneh Alexis

Hey neighbor! 🙋🏻‍♂️

Greetings from Cherokee County.

@Mehul Patel

You’re in GA. Does your “contractor” have a state issued trade license?

You haven’t given any details, but I’m sure there are more to the story.

@Adrian Wooten

I’m in the Atlanta area. Cherokee County.

$20-$30K in this area and market is not much to work with. If you don’t have experience it is just enough to get you in deep trouble, but that’s about it. You might want to consider partners with experience.

I’m a General Contractor, RE Agent, investor, landlord, in the area. Feel free to connect with me.