Specific Order of Repairs + Gantt Chart

1. Clean-Out Crew: Many distressed properties will have been occupied by very messy people! Be sure to budget for dumpsters as well as labour to clean-out the property. In some cases the full scope of the project will not be known until after the clean-out is complete.
   1. Demolition Crew: At this point you will have a full scope of the project planned. The demo crew should remove EVERYTHING that you plan to remodel. Cabinets, vanities, tile, carpet, old plumbing, old HVAC, any drywall where new electrical or plumbing needs to be run. Many investors make the mistake of trying to save and work around certain items in the house. It is often less expensive to start fresh with than try to save costs by reusing items. Doors are a prime example....

Kitchens

• What can you save? Appliances? Cabinets? Countertops? Hardware? Sink? Faucet?
• Appliances: Unless the appliances are in extremely good shape, replace them. Even though people are not fans of cleaning stainless, it is still perceived as the best finish. You can get package deals from most appliance sellers - Home Depot, RONA, Trail, Coast Add a dishwasher if possible, even in suites. Not having one is a deal breaker for most people. Put the plug for the DW under the sink cabinet. Drill a hole for the cord in the side of the sink cabinet; much easier to plug in or out... I don't like the microwave/fan over the stove; only use it if you have a very small space. It's difficult to lift hot dishes in and
  especially if something is cooking on the stove. Garburators are out...

• Leave the old flooring down while you are doing the demo and painting the interior, especially if you will be refinishing floors or doing a lot of drywall repair.
• Once you have your plan, order all the materials. If something is back-ordered, pick something else. It will throw out the whole schedule if critical items do not arrive on time.
• Overall Interior Colour Scheme: Pick a theme that you like and stick with it. Then you can use it again on the next property. It comes in handy if you need to pop back and do some paint touch ups, replace tiles, carpet patches etc. (Especially Rentals). Select the elements that are harder to find first; specialty items (e.g. Tile for fireplace surrounds, unique backsplash tiles, matching existing stained glass or other elements that you cannot...