Author Topic: Rehab Order of Operations  (Read 4466 times)

arebelspy

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Rehab Order of Operations
« on: April 10, 2014, 10:22:02 PM »
Great blog post by J Scott about the order to do rehab steps in (obviously needs to be flexible based on this job, but this is a great place to start).

http://www.123flip.com/education/rehab-order-of-operations/

http://123flip.com/wp-content/uploads/Schedule.bmp
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Guizmo

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Re: Rehab Order of Operations
« Reply #1 on: April 11, 2014, 01:51:48 PM »
I needed this in March. I wasted 2 months working on my condo. At least I'll be able to rent it for  $150 more than I had been.

arebelspy

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Re: Rehab Order of Operations
« Reply #2 on: April 11, 2014, 03:45:36 PM »
Thank you for posting this! I'm probably 5 years away from needed the info, but starting to research this stuff so I can have a solid plan in place

That's a good thing to start learning now - something that won't really become too dated.

Researching markets now would (probably) be premature, but learning everything you can now about the process would be a good idea.
We are two former teachers who accumulated a bunch of real estate, retired at 29, spent some time traveling the world full time and are now settled with three kids.
If you want to know more about us, or how we did that, or see lots of pictures, this Business Insider profile tells our story pretty well.
We (rarely) blog at AdventuringAlong.com. Check out our Now page to see what we're up to currently.

Kazak

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Re: Rehab Order of Operations
« Reply #3 on: April 11, 2014, 04:11:34 PM »
Thanks for posting this! Very timely, as we are in the middle of a kitchen renovation. One of the conversations we've had is whether to tile first and put the cabinets on top, or put the cabinets in on the bare cement and then tile up to them. Searching contractor forums seems to have a pretty much split decision on this one. Some say to tile under the fridge only, but not the cabinets.

It seems that the main drawback for tiling under the cabinets would be wasted material. I see the benefits as having everything at the same base height and if there happens to be a leak behind the fridge, it would spill out evenly, and you would notice sooner, rather than having it pool in the recessed area. I see J Scott is a 'cabinets first' believer.

Thoughts on this?

Latito

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Re: Rehab Order of Operations
« Reply #4 on: April 11, 2014, 05:52:22 PM »
Thanks for posting this! Very timely, as we are in the middle of a kitchen renovation. One of the conversations we've had is whether to tile first and put the cabinets on top, or put the cabinets in on the bare cement and then tile up to them. Searching contractor forums seems to have a pretty much split decision on this one. Some say to tile under the fridge only, but not the cabinets.

It seems that the main drawback for tiling under the cabinets would be wasted material. I see the benefits as having everything at the same base height and if there happens to be a leak behind the fridge, it would spill out evenly, and you would notice sooner, rather than having it pool in the recessed area. I see J Scott is a 'cabinets first' believer.

Thoughts on this?

I bought my current residence from some people who redid the kitchen floor with a "cabinet first" mentality. (they only replaced the floor up to the edge of the cabinets, which are still original)  The problem now is that while I like the tile, I need to replace the cabinets.  Unless I get cabinets that have the exact same footprint I'll need to rip out the nice tile.  This is even worse considering they basically sealed in the cabinets with grout.

Please go tile first - it costs a bit more but I think is way smarter for the future.

123flip

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Re: Rehab Order of Operations
« Reply #5 on: April 11, 2014, 11:19:06 PM »
It seems that the main drawback for tiling under the cabinets would be wasted material. I see the benefits as having everything at the same base height and if there happens to be a leak behind the fridge, it would spill out evenly, and you would notice sooner, rather than having it pool in the recessed area. I see J Scott is a 'cabinets first' believer.

Thoughts on this?

J Scott here...

In general, yes, I am a "cabinets first" believer, but I know LOTS of rehabbers/builders who go the other way (flooring first), and their rationale is just as valid as mine (there are certainly some cases where I'll go that route as well).  Keep in mind that as a rehabber, my goal is to turn out a quality product as efficiently as possible.  By putting in the cabinets first, we can gain in two major areas of efficiency:

1.  Cost - It's generally less expensive to put the cabinets in first, as you save more on material than the extra you'll spend on labor;

2.  Time - Granite countertops can't be measured until the cabinets are in, and once they're measured, they take 1-2 weeks to be fabricated/delivered/installed.  Worse yet, until the cabinets are in, plumbing can't be finished at the kitchen sink.  By getting the cabinets in first, you don't lose 1-3 weeks on countertops, plumbing and final inspections.

That said, I'm in the process of building my personal residence, and I'll likely put the hardwood in prior to the cabinets.  But, I won't finish the hardwoods until the very, very end.  That way, I don't have to worry about contractors and tools messing up my nice new hardwoods.

arebelspy

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Re: Rehab Order of Operations
« Reply #6 on: April 11, 2014, 11:23:19 PM »
Welcome to the MMM forums J. Scott!

For those that don't know, this guy is the man when it comes to house flipping.

He (literally) wrote the book on it: http://get.biggerpockets.com/flippingbook/

Here's his BP Podcast Interview: http://www.biggerpockets.com/renewsblog/2013/03/21/flipping-houses-101-j-scott/

His blog (linked in the OP) has tons of valuable information as well.

Thanks for chiming in.
We are two former teachers who accumulated a bunch of real estate, retired at 29, spent some time traveling the world full time and are now settled with three kids.
If you want to know more about us, or how we did that, or see lots of pictures, this Business Insider profile tells our story pretty well.
We (rarely) blog at AdventuringAlong.com. Check out our Now page to see what we're up to currently.

123flip

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Re: Rehab Order of Operations
« Reply #7 on: April 12, 2014, 07:21:30 AM »
Thanks for chiming in.

Thanks for the kind words and glad to be here...

This is the first time I've been to this site, but I love the message and look forward to digging in to all the forums and articles!

Blindsquirrel

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Re: Rehab Order of Operations
« Reply #8 on: April 13, 2014, 06:58:56 AM »
  Interesting but some of the order is not what I would do, I normally do interior doors near the very end as setting for flooring height without the flooring is iffy for me, same goes for baseboard trim. I also get at least one bath of the finished plumbing done very quickly so we have a place to wee. Same goes with getting HVAC running as do not like to freeze/sweat when working. Roof and gutters is way higher on the list if they need done also.

Kazak

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Re: Rehab Order of Operations
« Reply #9 on: April 14, 2014, 08:40:08 AM »
J Scott here...

Thanks so much for your input! I've come across your site before and really enjoyed it, I'll have to spend some more time over there.