With careful planning and execution, your rehab job can be a success.
Even major projects can be completed by average homeowners with a willingness to learn new skills. When attempting any repair or remodeling project, break the larger jobs down into smaller steps that can be more readily completed. Perhaps the most important thing to learn is when to call in professionals. Does this Spark an idea?
Plan First
Plan ahead to ensure all materials and tools needed are on site when needed.
Never start a home rehab job without carefully planning each step first. Spending extra time planning generally saves time and money later in the rehab process.
Define the job parameters. Clarify the intention, which may differ if the home is being rehabbed to live in, as compared to the intention to sell it for a profit.
Prioritize each anticipated rehab job. Determine which jobs should be completed first. Even if it would be nice to repair the water damaged ceilings, it would be foolish to do so without first repairing the cause of the water damage.
Consider which tools will need to be purchased (saw, hammers and other hand tools) and which ones can be rented (scaffolding, air compressors, sand blasters, etc.), and plan ahead so all needed tools and equipment are on site and ready to use when needed.
If contractors are utilized, careful scheduling is required to keep expenses to a minimum. For example, electricians and plumbers must have all rough-in work completed before sheet rockers can go to work.
Get Estimates for All Projects
Obtain complete cost estimates for all labor and materials before beginning any project.
Since the cost of any project can exceed original limits quickly without proper cost management, carefully keep track of all cost aspects of the job.
Not all jobs may be completed by the homeowner. In most areas, code requirements limit the scope of work a homeowner may do.
When the use of a contractor is required, get complete estimates and references prior to signing any contract.
It is generally far easier to work with one general contractor and have that individual deal with all other contractors. Rehab expert Steve Cook says, "Now that I work exclusively with one general contractor, my life is much easier since I only have to meet one person. He contacts everyone else and then relays the results of his conversations with them to me."
A contractor may try to get a homeowner to sign a "by the hour" labor agreement, but that agreement will generally benefit only the contractor. The contract should establish a basic fee with overage limits included.
For projects that will be completed by the homeowner, taking the time to visit materials suppliers for cost estimates is important. Costs are quickly changing in our current economy, and prices that were valid a year ago may be significantly different now. Get an estimate for materials and delivery charges when delivery is required.
Get All Permits Before Starting
Nearly all locales require building permits for rehab jobs. Ron Guy, a professional rehab specialist from Baltimore, summed it up when he said, "I want to limit my personal liability on my jobs. I don't want someone to be seriously injured down the road because of faulty electric or HVAC work. If I don't pull permits, I am very vulnerable to claims of shoddy work." That means claims from everyone from family and friends to new owners if the property is sold.
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