And with each option you have to figure out the dollar amount.But when you know everything has to go anyone should be able to look at it and say "well since it's a 2500 sq ft single family with a 2 car garage it should take me $85k (that's what it costs down here) to do a complete gut rehab".So if you're saying that this house needs EVERYTHING (siding, flooring, kitchens, bathrooms, all new plumbing, all new electric, new roof, CAC) then a contractor should be able to give you a range without looking at it.

I went to every department - new contraction, plumbing, electrical, conservation, etc.... and asked every question imaginable.

For plumbing to be inspected you will have to open it up so the inspector and look at it.

We've passed our HVAC, plumbing, and electrical rough inspections on the first try (Never any doubt), and we have insulation going in Monday.

Originally posted by Andy Collins:My problem is if I'm going to use a general contractor, I will also need to get an HVAC guy to look at that system, an electrician to look at that, I do use a seperate foundation guy, etc etc.Find a GOOD inspector, the guy I use has been doing inspections for over 20 years, he is a licensed electrician, has experience in construction, HVAC, etc etc,,,A good GC will know plenty more about all mechanical systems, electrical, plumbing, etc, than a good inspector.

He does roofing, plumbing, electric, landscaping, everything!

I rushed over to find the brand new bathroom with all new plumbing from the basement up had a faulty fitting that busted.

Also their has been about $500 in repairs done since purchase including pest control, plumbing, and lights/electrical.

I prefer old school such as wood for trim and copper for plumbing.

The guy basically does everything and can fix most plumbing and some electrical issues and works for $10/hr which historically has been no more than $400/mo. per the cash flow.