Now that we have covered a lot of ground in the course; it’s time to focus on the process of rehab. The first rehab project is the hardest. You have all these grand ideas on paper, and you hope it translates into practical application.
In many cases it will not. Keep in mind, this is a rehab project. The more you demo and uncover; the more you discover. Your budget will change as you demo and build. It will seem as if you never get to the end.
Side note: demo is like wanting to know everything about a person. You just want to peel that onion! I want to know your mother, father, ex-girlfriend, ex-wife, where you work, and finally, do you know so and so. The more you know, the less attractive that personal has become. LOL
Stay focused and stick to your plan. Let your professional ask all the questions about the property. They are the ones who need to be informed. Allow the professionals to understand the damage and what it takes to make the improvements. All you need to do is TRUST your TEAM and set aside approximately 20% -30% more than your original budget. That suggestion was for your sanity.
Earlier in this course I said the first is the hardest. I was not being completely honest. This chosen profession will come with challenges. Over time you and your team will adjust and prepare for the unseen challenges.
Let’s focus on the key construction players. In this course, we will outline when you should schedule them to perform their task. This is not rocket science. A little common sense goes a long way toward a successful rehab project. This is one thing to keep in mind. Below is an order of practical application.
It’s an order I have followed on every project. In many cases, I have had overlapping trades in one project at the same time. This depends on your familiarity with your trades and the desired timeline you have created for your project.
All projects will start with some demolition. Some rehabbers start demo of the exterior to create a curb appeal. On the other hand, many choose interior demo. This gives all the trades an opportunity to perform their respective task, get paid and move to the next project.
None the less, review the list. Apply the practical application as it relates to your project:
Step #1 Demolition –By demolishing certain areas, it opens the walls and ceiling. It lets you really see what is happening to the building. By opening walls and ceilings, other trades have a clean slate to work on.
Step #2 Framing – This is the second step to configuring the various spaces. This is an important step for the trades to follow. Each space will include ventilation, lighting and in some cases plumbing. By using square footage measurements. Most trades have standards which are followed for proper M.E.P. functionality.
Step #3 Roofing – Depending on the original structure this will vary. Row homes tend to have a slope roofing system. This type of system requires a torch down method. The torch down method is rudder, torch at the seam to prevent water intrusion. Other types of roofing material are shingles. Over time, shingles may need to be replaced. This is common due to high winds and rain.
Step #4 Windows – This is an item where most of us have measured wrong. So, measure your opening twice. The correct way is to measure height and width. Please measure the inside of your frame. However, you can use new construction window when applicable. There is a difference between the types of windows. Replacement fits are nailed or screwed into you rough framing opening. While, new construction windows fit into your rough opening, but are nailed or screwed into the exterior sheathing.
Step # 5 Sinding – After applying the house wrap (Tyvek) or some sort of barrier. Apply a start strip at the base of the desired area. Then install all the corners. Practical installation of siding is to jog the seams. Never overlap seams. This will cause water intrusion.
Step #6 HVAC – The HVAC mechanic will fabricate duct work according to the dimension of the room. These must include the proper duct size and vent location to adequately heat or cool the space. The most important reason this trade is first among the other trades is because the aluminum is difficult to bend and shape around plumbing and wiring. All other trades have the pleasure of bending or molding their material.
Step #7 Plumbing – This item can be tricky. The plumbing must ensure adequate water pressure to each fixture, but more importantly, the follow of waste. Most rehab projects have existing waste lines either in the basement or underground. It is the plumbers’ responsibility to connect wastes lines to the existing service with a flange. This flange must be sealed and secure as not to emit odor or waste. Further, there should be shut off valves for both hot and cold lines. These lines must be accessible to the owner in case of emergency.
Step #8 Electric – Depending on design and county code, the electrician will use various colored wiring to support amps and circuits throughout the space. Depending on the space and its function, the electrician may install single, double or triple pole system. This allows the function of one or multiple functions in one box.
When you are increasing or adding service to your project. In many cases the electric provider will require existing service, either personal or business. The owner can request temporary service from your local electric provider if you select this option. There may be a termination of service. Keep in mind temp service is used while the trades are working.
Once the tradesman has completed his task, the service provider will create an account either personal or business. In many cases, your electric bill will significantly go higher after construction. This is the result of the constant use of power (i.e. furnace, exterior lighting etc.). Always keep track of your usage.
Step #9 Inspections – Each trades man must call for two different inspections. The first inspection is your rough-in inspection. During this inspection, the county will inspect to ensure all county codes are met. These requirements will alter from county to county.
Once your tradesman has passed the inspection, the rehab of your property continues. Should your tradesman fail his/her inspection, the process of completing additional rehab work must stop until each trade passes the initial inspection.
Step #10 Framing Inspection – In many cases, the General contractor will be required to get a framing inspection. This framing inspection ensures the integrity of the framing due to the penetration of the trades.
Step #11 Insulation – This depends on the region or housing code. Insulation is material used which reduces heat loss or heat gain by providing a barrier between the inside of your home and the significantly different temperature outside.
Batts and rolls are available in widths suited to standard spacing of wall studs, attic trusses or rafters, and floor joists: 2-inch x 4-inch walls can hold R-13 or R-15 batts; 2-inch x 6-inch walls can use R-19 or R-21 products. Consult with the local codes to determine batt and R- values.
Continuous rolls can be hand-cut and trimmed to fit. They are available with or without facing. Manufacturers often attach a facing (such as Kraft paper, foil-Kraft paper, or vinyl) to act as a vapor barrier and/or air barrier. Batts with a special flame-resistant facing are available in various widths for basement walls and other places where the insulation will be left exposed. A facing batt also helps facilitate fastening to the frame during installation.
Step # 12 Drywall – Drywall is a construction material used to create walls and ceilings. It’s also used to create many design features, including eaves, arches and other architectural specialties. It’s quick and easy to install, incredibly durable, and requires only simple repairs when damaged. Drywall comes in various lengths, 8, 10 & 12 feet. Select the desired size to cover your exposed framing.
There are 7 Drywall Types, Applications:
- Green Board Drywall. Green board drywall, also known as moisture-resistant drywall, has a green covering that makes it more resistant to moisture than regular drywall.
- Blue Board Drywall.
- Paperless Drywall.
- Purple Drywall.
- Type X Drywall.
- Soundproof Drywall
Step #13 Paint- Painting is the expression of the owner. Color breathes life into a desired room or space. Most rehabbers keep these colors simple, leaving the creativity to the owner or potential buyer. So, keep this step simple. Try not to personalize or use custom paint colors. There are four basic sheens:
- Flat – ceilings
- Satin – walls
- semi-gloss – trim and doors
- High gloss – refinishing floors
Step #14 Ceramic- Ceramic should be applied in all wet areas. However, there has been a trend of using hardwood flooring in kitchen areas. Don’t be afraid to use wood products in the kitchen. Wood flooring has come a long way. Engineering of hardwood has changed the game for rehabbers and homeowners.
Step #15 Cabinets and counters – Depending on your design space the market has opened, allowing for creativity. There are so many cabinet options, standard, stained, painted, laminated and color. Keep in mind not to customize your property. Keep your kitchen inviting for as many potential buyers as possible.
Step #16 Trim and interior doors – While doing your selection of interior doors; pay attention to the trends. Three and four panel doors are trending. Hinge finish has also become an important item. Brass was a standard. Current potential buyers look for those items. This option sets your project apart from other similar projects.
Step #17 Hardwood & carpet – Another self-explaining task. By now you should be done. Carpet selection varies from shag to now an environmentally friendly product. Know your target market and what will generate the wow. Yes, flooring in today real estate landscape can create the wow effect to your project.
Step #18 Final Inspection – The County will call to schedule a final inspection. This inspection is to determine if all the installed material functions as indicated by the first inspection.
Note: After final inspection, the General Contractor will receive in many counties. A Use and Occupancy permit or certificate or U&O. This certificate in many counties has an additional fee. By passing this inspection, the county has ensured all building trades have performed their individual trades as per county code.
SHOULD I PAY ANY TRADESMEN BEFORE THEY RECEIVE A PASSING INSPECTION?
See steps #9 & #17 are not based on the honor system. This is a critical step for the continuation and completion of your project. You should only pay according to your contractual agreement. Secondly, if your agreement states, “You are to pay upon satisfactory inspection”; it is the obligation of said tradesman to pass inspection. Finally, if you pay and the contractor does not pass his/her inspection, you cannot proceed with the completion of your project.