Additional Info on Project Plans (Order of Repairs)
So to keep things easy for you as the owner/investor, our goal is to make sure that the GC provides you with the Project Plan and from there it is your job to review it, to make sure that it makes sense. The more you talk to other investors/GC's and the more you immerse yourself in this business, the more you will begin to understand the details behind how repairs are made during renovations. While having a high level of knowledge in repairs isn't required (since the GC is managing the repairs), it is very helpful to be aware just so that you can know that the GC is proceeding with the renovation properly. Below is the order of repairs, that I follow when rehabbing a home. Many investors have their own order that they follow but in general they are all very similar.
1. Demolition. Before building up, you want to get rid of anything that you will not be keeping for the project.
2. Roof. You want to max sure the roof is fixed to avoid any leaks that could damage the inside of your property.
3. Foundation Repairs. Similar to the roof, you want to make sure that your foundation is solid so that no damage would be done to the inside of your property.
4. Exterior work. Any kind of work that is needed to the exterior of your house should be completed. This includes windows and siding. Everything except for landscaping. You can save that for last.
5. Carpentry. This is the time when you will want to do any framing work that is needed around the house to build up new walls, etc.
6. HVAC, Plumbing, Electrical. This is the time when you want to check to repair or replace any of the HVAC, plumbing or electrical systems.
7. Insulation. Any new insulation that is needed around the house should be added now, prior to placing the drywall.
8. New Drywall or Patch Old Drywall. Assuming that the drywall is bad you will want to hang new drywall. If there are minor imperfections in the wall you can patch the old drywall with compound.
9. Trim & Molding. Now is the time when you want to replace the trim around the house and install premium molding.
10. Paint. You will not want to paint over the drywall and trim.
11. HVAC, Plumbing, Electrical. Now that the systems have been repaired or replaced, you want to add on the end units. For example you want to add the HVAC vents, plumbing fixtures such as the toilet and the sinks and electrical fixtures such as lighting, chandeliers, etc.
12. Flooring. It’s a good time to add your flooring since the bulk of the work has been complete and you were able to save your floors from damage created by the contractors.
13. Appliances. You will want to order and install your appliances like a new refrigerator, stove, etc.
14. Punch-Out list. You will want to identify any thing that has not been repaired by the GC and talk with he/she about getting it repaired.
15. Landscaping. Finally you will want to add some curb appeal to your property by making the lawn look good.