First Timer Wondering About Potential Problems To Look Out For.
Good day everyone,
I'm about to do my first rehab and I was wondering about some of the problems people are running into during their rehabs. I like to try and have a plan B for every move I make and this would help me prepare.
Also what is the best way to initially estimate costs of rehabs? I think I'm going to get a General Contractor for my first few projects to learn the ropes and get a feel for costs. Do you find that you must be there every day to check up on your contractor?
For people looking for contractors and info about hiring a contractor and estimating projects,****Must Reach Senior Investor status before posting URL's*** seems to be an good site b/c people gives feedback and rate the work the contractor did. Just a quick tip for those who are doing research.[ Edited by karonnb1 on Date 09/18/2003 ]
Having learned the hard way with contractors....
I would recommend getting several bids.
Have a VERY detailed contract that spells out exactlky what they are going to do. Don't let it just say install cabinets. Have it read install 3 cabinets, model 23451, XYZ Cabinet Maker, on the NW corner of kitchen. It helps to have diagrams, too.
Absolutley, put in a provision that if they don not finish by the date agreed on, there will be a penalty of $100/day until completion. (Some recommend offering a bonus for early completion).
Visit the site regularly and at different times of the day, unannounced. This helps you make sure things are coming along, and if they put the cabinet in the wrong place, you can correct it before things get too far along.
Good Luck!
Hi karon...
Problems that I encounter are;
1. Grading issues, that often lead to moisture problems which inturn lead to rotting and pest control problems.
2. Roofs with too many layers on them as well as not being properly flashed & sealed.
3. Exterior doors and windows neglected.....
4. Insufficient electrical amperage.....and DIY wiring.
5. Poor insulation and venting problems...which again can lead to mold issues.
6. Plumbing; wax ring under toilet not maintained thereby causing subfloor and wood joist to rot. Washer in fixtures need replacing.
7. HVAC systems that have seen few filter changes.......as well as maintenance not being performed.
There are just a few items but the ones that I come across both as a home inspector and a contractor.
Many of these items could have been maintained for only a few dollars.
Changing filters, washers and wax rings can be done for a few dollars.
Grading issues usually goes back to the original builder but can often be remedied often less than a few hundred dollars if taken care of before rotting starts.
Moisture problems are without a doubt the number one cause for deterioration of a house......always address those first.
Good luck
on rehabs I simplified it..
I call my contractor, he checks it out, gives me a bid...
we have built a good trust and working relationship...we understand we can work together and make money and referrals from one another...
Karon -
Also, don't pay the Contractor, Handy-man, or whoever all the money before they finish the job. You can arrange to pay them by draws, but never, never pay them all the money before the job is completed. You may not get them back on your job as fast as you want or better yet you may not see them at all. Always inspect the work before you pay. Good Luck!
I have learned not to take any chances.
If you are not in the A/C business, have someone who is check the system.
If you you are not in the well or septic business then get a professional to check the systems.
We can not be experts in everything and we need the advice of the people who do those trades on a daily basis.
Best of luck !!!
Thanks everyone for giving your inputs. I'm always looking for better ways to do things. If you think of anything else, I will be glad to hear about it.
Thanks