Fix n Flip or Hold. Part 5 of 5. Specific Order of Repairs

 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. Strive to have a "clean slate" and work environment after the demo is complete.
    2. Roofing Contractor.Always fix the roof first! There is nothing worse than having fresh new drywall ruined during a rainstorm by a leaky roof that you planned to fix later.
      1. Foundation and Structural, including Framing. I avoid houses with structural issues, but if it makes sense, make repairs to foundation, beams, supports, joists, concrete etc. first. When the structure is solid you may begin framing new walls and the rest of the project.
        1. Windows Installation.The timing of the windows installation is often tricky because they likely need to be ordered and delivery times are a few days to a few weeks. The interior framing, rough plumbing and mechanical work can be in process, but windows should be installed before the interior drywall work is completed. You should also plan window installation to not interfere with exterior paint schedule.
        2. Gutters! Soffits! Exterior Paint. Fix brick, framing, or siding repairs or your paint job will not last. Exterior paint is usually a 4 day process. Day 1, scrape or power wash, day 2 prime, day 3 paint or spray exterior, day 4 paint trim. C-Black gutters and soffits offer a rich look.
        3. Rough HVAC.If necessary, add new furnace and ducting.
        4. Rough Plumbing.Add rough-ins at this time. Check your local building codes. Install tubs.
  2. Rough Electrical.Make sure you install panels, GFCI outlets and wiring correctly, to code, with a permit or you may regret it later.
  3. Drywall! Texture. Another 2-3 day process for drying times, budget accordingly and keep everyone out of the way of the drywall crews.
  4. Cabinets! Trim Carpentry. Install doors and trim. If there are thresholds or trim that must wait until after tile or vinyl flooring, be sure to schedule a follow-up visit from carpenter for final touches.
  5. Interior Paint.After completion, schedule a touch-up session with the painting contractor to coincide with day before carpet install. Mark and save extra paint!
    1. Counter-tops in kitchen and baths.If you are using laminate you can have it installed by the carpenters. If you are using tile granite, use the tile team, and if you are using slab granite order immediately after cabinet installation and have it installed by the fabricator.
    2. Tile! Flooring (not carpet).Install all bathroom, kitchen and tile flooring. Make sure to keep tub drains covered to keep mud out. Finish or install wood look laminate or hardwood flooring.
  6. Finish Plumbing and Electrical.Install all trim kits, fixtures, faucets, outlets, lighting, switches, ceiling fans, vent covers. If you did not replace tubs, have them re-glazed at this time.
    1. Install appliances, final touch-ups. Painting / trim, order landscaping, measure and order blinds if applicable.
  7. Full Construction Clean. Vacuum ducts if not replaced, clean-out ALL debris, scrub bathrooms, kitchen, clean garage. Wash the windows (yes, wash the windows!) Make it SPOTLESS!
  8. Install carpet. Again, this is the very LAST thing you do inside the house (except staging). Change the locks. Often keys are hidden on the property to help contractors gain access.
  9. Final Exterior. Landscape mulch, rocks, address numbers, mailbox, welcome mat and flowers on front porch. (this can be done earlier in the process if you would like to get the "curb appeal" set for the house while it is being remodeled.
  10. C-CRITICALLY IMPORTANT- USE A GANTT CHART Planning and arranging your trades is critical. You DO NOT want trades working over each other, or in improper sequence. It can create chaos in your project. What if electrical and plumbing are not done by Friday and Drywall is scheduled for Monday. If Drywall can’t do Mon. they can’t come back for two weeks. YOU HAVE A PROBLEM! Using a Gantt Chart will help you visualize your timelines, stay on top of trades and manage schedule and budget changes. For download of Gantt spreadsheet See:  
  11. Yes it’s a learning curve, but once you know it, it can serve you, project after project.                        


Final Interior. Staging or Light staging.


Original concept by Denise Andison C.K.D./C.B.D. Co-founder Victoria Real Estate Investment Club. Started flipping homes in 2004 and has remodeled multiple properties for flipping or holding since then. CliffNotes added by Cliff Wettlaufer, Victoria Real Estate Agent and passionate Renovator. Thank you for sharing Denise!


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