Author Topic: First vacancy, farm out some touch up work or DIY?  (Read 1444 times)

Bearded Man

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First vacancy, farm out some touch up work or DIY?
« on: July 09, 2015, 06:40:33 PM »
Visited the house today after giving the tenants more than the required notice. Was pleasantly surprised that even though they got a dog, and recently had her sister move in with them (now 6 or so people living there) against the lease terms, that the house was in good condition. Flooring was fine, and they will carpet clean that even, and do some of their own repairs. Although they were great tenants and it turned out OK this time, I am going to be more strict in the future when I see violations (though I did not know the sister and her kids moved in recently as well).

In any case, I'm debating doing the work myself vs farming it out. I posted an advertisement on CL for the work I want done, asking for the labor to be separated from the materials in the quotes I receive. Before I tell you what I need done, let me preface this by saying I have a new stressful FT job, full time grad school, and another house (Short sale to close in next two months I hope) that will need just one room repaired before ready to rent. My plate is rather large and full.

I don't think the below work would take too long, maybe a few weekends, but that seems like a lot for me with what's on my plate right now. Also, I have received quotes for far more work than this before and was surprised by how cheap it was (potential rental purchases that I needed to assess cost to repair). I don't anticipate more than 2K parts and labor, if even that (that's a high estimate). I know what the parts for the gutters cost, and at least that doesn't seem like it would take too long, unless it ends up being a PITA to mend the joints.

I need the gutters on a smallish house replaced (also could use a new roof, but will likely wait for that one more year), painting the exterior trim and maybe replacing some of the trim that is rotted in some spots, new linoleum installed in the bathroom and kitchen, exterior doors replaced, and one interior door replaced. 

This doesn't necessarily have anything to do with the tenants, the gutters needed replacing when I moved in, as did the doors, and the linoleum. I just think that this is a good time to do it. I can get higher rent and the house will look better. I will probably do some basic landscaping myself to add curb appeal, and I may even get a quote for the roof (metal vs asphalt shingles).

humbleMouse

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #1 on: July 10, 2015, 08:11:02 AM »
If you are located in the minneapolis or surrounding area pm me, I have a great contractor who will give you a good price do good work quickly.
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Goldielocks

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #2 on: July 10, 2015, 08:26:11 AM »
Farm it out.  Maybe do the interior door yourself.

Painting takes a lot of time, gutters take two people, exterior doors are PITA to hang right and seal, and if you run into problems, you are stuck there until you can locked up. Doors are easier with 2 people anyway.

Bearded Man

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #3 on: July 10, 2015, 11:17:03 AM »
Farm it out.  Maybe do the interior door yourself.

Painting takes a lot of time, gutters take two people, exterior doors are PITA to hang right and seal, and if you run into problems, you are stuck there until you can locked up. Doors are easier with 2 people anyway.

Excellent points. I will farm it out. Shouldn't be too much anyways, and I can charge higher rents.

humblemouse, I am not in your area unfortunately (Seattle area) otherwise I'd take you up on it. Thanks for the offer. Hit me up for a beer if you are in my area sometime.

fishnfool

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #4 on: July 10, 2015, 11:50:08 AM »
If your replacing gutters and downspouts on entire house get it done right by a pro. It's not a job for a craigslist handyman IMO. Pretty much same goes for doors too. Painting is a no brainer but some guys can be sloppy. Bottom line is you get what you pay for but sometimes you get lucky and get a good job at a fair price

Good luck!

Bearded Man

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #5 on: July 19, 2015, 11:00:02 PM »
Considering how unreliable and sketchy the people I've talked through CL so far are, I think I will end up hiring a pro, even if it costs a little more.

The vast majority jump up and are excited for the pay for what is essentially one or two days work, but then never hear back from them when asking about licensing, references or insurance.

I've had good luck with CL for repairs and plumbing work in the past. I wonder why the majority of the people I've attracted for this job are a bunch of flakes. One guy was licensed but had an unpaid violation for operating without a license and he was doing some shady stuff around pricing so I decided top pass.

I think I will just have to renew the post and wait it out. I have time. Turns out tenant will paint the exterior themselves (which I would have otherwise had to add to the list of work needed). Let's hope they do a good job.

yeahgofigure

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #6 on: July 20, 2015, 12:27:00 AM »
Farm out what you can't or hate to do if can afford it. I like to manage contactors, parts shopping, doing small repairs, minor painting, rough cleanup before cleaning ladies, and sweating the small details. I hate major projects like flooring, landscaping, major painting, detail cleaning, etc. I look forward to projects as I often lose 5 pounds from all the hard work.

Bearded Man

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Re: First vacancy, farm out some touch up work or DIY?
« Reply #7 on: July 22, 2015, 08:13:59 AM »
Yeah, I will have to farm out pretty much all but the cleaning. Between work and grad school, not to mention other rental properties and trying to find more, I will burn out if I try to take on much more and sacrifice a little free time that keeps me sane right now.