It is easy to be intimidated by size of a rehab project, particularly if you’ve never tackled one before. This chapter breaks down steps involved in completing a renovation from start to finish and removes some of mystery, and hopefully some of fear, surrounding a renovation. I hope you find it a useful tool when eyeing your next fixer upper.Step One - Meet With Contractor and Define Job
When starting a rehab, very first thing that I do is walk through and evaluate project myself. Then I set up a meeting with my contractor to get his input and finalize my strategy including how to handle certain repairs and whether or not we’re going to make any changes to basic layout of property. 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 results of his conversations with them to me. As a result of my experience, I’m becoming fairly adept at determining best way to do work. Therefore, my contractor usually winds up completing projects in way that I envision. However, he does offer advice and I’m always open to suggestions as to better or cheaper ways to get job done.
Step Two - Define Job and Buy Materials
Once we meet and determine work we are going to do, my contractor and I put together a draw schedule. This is usually required by lender and lists order in which we intend to complete work required. I like to shift things around to keep cash flow coming from lender. My contractor likes to do things in an order that makes his life easier. We usually settle on something in between.
Step Three - Phase One: Demolition
Through experience, I have finally learned to do my entire “demo” first. I used to get into my homes and start jobs immediately. However, this meant we were constantly working around trash, having to haul trash away, etc. Now, I just get a dumpster or two at very beginning of a job, bring in a crew, and begin to rip everything out. We clean out all trash and tear out kitchen, bath(s), drop ceilings, paneling, flooring, and anything else that might get in our way of completing job properly and efficiently.
Step Four - Phase Two: Roof, Windows and Siding
The rest of job typically begins on exterior of home. We start with roof in order to ensure that inside of house stays dry, and usually, I’ll have windows and siding done at same time. One reason I like completing entire exterior rather quickly is that it starts to attract attention from neighbors and people who drive by.
Step Five - Phase Three: Plumbing and HVAC
The next two items on my list are plumbing and heating and air conditioning system. In past, I had contractors who didn’t do plumbing right away and it only led to disaster. After they hung, finished and painted all of sheet rock in home, they turned on water only to find that there were pipes burst in walls. Today, I ALWAYS make my contractor check out plumbing first, including sewer lines. It is important to have a working heating system in home upfront so that much of interior work, particularly finishing and painting of sheet rock, can be done. While plumber is working, I’ll have an HVAC crew installing a new heating system which consists of a new gas furnace and central air conditioning. I haven’t always replaced functional HVAC systems and even today, if current system is fairly new, I will avoid it. Primarily, though, I always install completely new systems. Finally, if electrical system needs to be updated in any way, I usually do this while HVAC system is being installed. In many instances, if I am installing central air conditioning in a home that didn’t have it previously, electrical system will need to be updated to accommodate central air. Other than this, which isn’t always necessary, I rarely have to do any electrical work in my homes.