How to Remodel 12 Properties in 3 Months

When I built this site a few months back, I decided to focus on basic information you, the remodeling homeowner, would like to learn about.  And that’s exactly what we’ve been doing.  First we spent a few weeks on defining remodel cost, and now we’re in the midst of a series on construction contracts.

But it’s going slow.

Real slow.

I am posting only every few weeks, at best.

But I’m OK with that.  Because I knew it would be a bit slow.  Because I am trying to remodel 12 properties in 3 months…  While working full time…  While raising two kids who get real upset when they don’t see me for a few days…  Who may end up living a life of crime and unleashing havoc on ya’ll if I don’t raise them right.

How did this happen?  Well, that’s a long story that I can’t get into right now.  But I will.  In case you care.  For now I’ll just say it involves a fear of being an employee for the rest of my life combined with a massive fall in home prices (in our region specifically) combined with the Obama administration being like your rich aunt who gives you a ton of cool stuff to play with.

So what have I learned?  Here are a few lessons from remodel-fest 2010:

Without a Team You Are Toast

Without Charlie and Jared and Seth (and I guess my business partner Ryan, even though he is worthless during remodels), I would be up the proverbial creek without the proverbial paddle thinking of jumping off the proverbial bridge.

Charlie totally stepped in and went from awesome landscaper to even more awesome home rehabber.  He jumped on the first three homes without a moments delay and kicked ass from day 1.

Jared added about 20 hours to his 40 hour work week, and his kids too will likely wreak havoc on ya’ll in the future because of it.

Seth completed his first house in like 3 weeks and is on to three more.  Nice.

And me?  All I do is walk the jobs, bug each of them to death, and spend copious amount of money at Home Depot, Floors Plus and DeHart Plumbing, Heating and Air.  I would be ruined without these guys.

No Matter How Bad the Economy, Most Contractors Are Still Flakes

It amazes me how hard it is to get good estimates and good production in this economy.  One would think that customer service would be paramount, every job pursued to it’s fullest, every call returned and every completed job perfect.  I know that’s what I’m trying to do at work.

But no.

I had a roofer that walked the first 4 homes, took measurements, talked me up, and then refused to return a single call for three weeks.

I had an air conditioning sub who had one guy take my first call, one guy call me to say he was going ot miss the job walk, one guy show up, then one guy bid the job (late).  Really?  Four contacts for one new A/C system in one small home?  Really?

A Good Remodel and a Great Property Manager = $

One of my biggest surprises of the last few months?  How quickly the team at Valley Oak is renting the properties.  They had one home rented 6 hours after turnover. Yes… hours!

This is due mostly to their professionalism and approach to the tenants.  It’s also due to the rentals being in prime condition. Certainly this is a lesson for all landlords: spend a bit more time and money on the front end, and begin the payoff quickly on the back end.

What’s Next?

Our team commences the second round of home purchases in a few short months.  This means more estimates, more job walks, and more inattention to this dear blog. But it’s only for a season.  I look forward to getting back into weekly posts as soon as possible.  Besides, who knows what else we will learn along the way…

PS:  To get more information on my remodeling tricks-of-the-trade, I recommend downloading my free e-book Remodel with Confidence.  It’ll guide you through the remodel process step by step.

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