How Much Does a Renovation Cost, Anyway? (Part 2 of 2)

by Vena Jones-Cox

Question:

I keep hearing other members of my real estate association talking about fixing up a whole house from top to bottom for $10,000 to $20,000. When I get bids for properties I’m thinking of buying, I find that I can’t get the same work done for less than $30,000. What am I doing wrong? A.L., Cincinnati

Answer:

Here’s another question for you to ask colleagues: “Who acted as the general contractor?” The GC is the person who hires and supervises the people who actually do the work. When you hire a GC, he gets an override on the wages you pay the electrician, the drywaller, the carpet guy, and so on.

This makes the whole operation cost about 10%-20% more than if you hire the workers yourself–and most investors do exactly that. Which brings us to another thing you should know in understanding why your experienced investor friends can get work less expensively than you can: most experienced renovators have a list of contractors with whom they’ve been dealing for years.

They have a track record with the contractors, so the contractors know that 1) the jobs they perform for your colleagues will be relatively straightforward, with no last-minute changes 2) payment will be on time and in full 3) there are more jobs where this one came from.

This level of trust–and the fact that the jobs the contractor does for the investor are relatively hassle free–means that the contractor is willing and able to charge a bare-bones price for his labor.

Finally, I wonder how you’re going about “getting bids” for your own fix-up. In my experience, it’s a huge mistake to tell a contractor, “Here’s what I want. Send me a bid.” You’d be surprised at how many contractors don’t have the first clue how to bid a job, and won’t even show up for your appointment.

Some will make a sky-high bid because they really don’t need the job, or because they’re not good at estimating the amount of time it takes them to complete a job, and want be absolutely sure that they’re being paid appropriately.

Still others will make a very low bid, either because they’re not good at estimating the time it takes them to complete a job, or because they’re desperate for work.

And while this might seem like the best-case scenario for you, it usually ends with a contractor who feels cheated by what he’s being paid, and either wants to renegotiate halfway through the job or simply disappears one day, never to be heard from again.

The best, most efficient, and cheapest way of getting contractors to work for you is to decide exactly what work you want done and how much you want to pay for it.

Don’t lowball; pick a price that compensates a skilled person fairly for the amount of time it ought to take him or her to complete the job. Put this in writing and show it to your potential contractor, and if he agrees, sign a CONTRACT outlining the terms of the deal. That’s why they call them contractors, you know.

Summary

So let’s summarize. Your fellow investors are paying less than you are because 1) they’re doing renovations that are less complicated and expensive; or are 2) doing all or part of the labor themselves; and are 3) bypassing the General Contractor and hiring the individual laborers directly.

Plus, they’re 4) getting great prices from their contractors thanks to a history they have together and 5) bypassing the bidding process by figuring out what they want to pay and offering the job to the contractor at that price.

It seems to me that there are 4 steps to solving your problem. First, make sure you’re thoroughly educated about inspection, repair costs, and the renovation process. Second, take some of these fellow renovators out to lunch and pick their brains about how they control their rehab costs. Third, get referrals–exactly who do they use to do this work? And finally, start building your own network of contractors who perform well, trust you, and can be depended on to do the work you need at a price you can afford.

Reprinted from the Real Deal, a monthly newsletter for Real Life Real Estate Investors with permission of Vena Jones-Cox. Get a free 3-month trial subscription by clicking here. One per household, please.

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