The Irreverent Guide to a House Flip: Punch List 3

If you don’t organize the work you plan to do on your flip, you’re going to spend a lot more time and money than you should. In my last hub I discussed the disadvantages in stumbling over job site debris, but you can end up in a situation where you’re stumbling over people and new materials. You need to really get it together for your flip project to go as smoothly as possible.

How you organize your flip is going to depend on who is doing your labor and the materials you need.

If you’re doing your own labor (with at least one helper) you’re going to organize it differently than if you’re hiring subcontractors. Either way, the first thing on your list is the demolition work and debris removal. (I know, I know, I told you this before, but that’s me conking you over the head with my little it’s importance hammer.)

We’re going to assume you are now ready to start the work. The first thing you need to do is lay out a plan of action. For instance, you know you don’t want the carpet to go down before the painting happens or the tile lain before the cabinets are set. You don’t want the plumber on the job working in the kitchen at the same time you’re spraying out the kitchen walls. On the other hand, you want as much work as possible to be happening at the same time. Remember, a flip is all about time. Get in − remodel − sell.

You can usually have your landscaping work happening at the same time as construction inside the house, but even here you don’t want a big cat out there stirring up copious amounts of dust on the day you’re spraying out the exterior of the house. Worse yet, try pouring a concrete driveway on the same day the cabinets are delivered. Get my drift?

Your punch list might look something like this:

1. Demolition – Tear out walls, flooring, appliances, fixtures, etc.
2. Structural – Building new walls, arches, etc. Plumbing leak problems repaired.
3. Drywall – This includes patching
4. Replace base cove
5. Painting – Exterior painting can happen the same time as framing inside unless you’re doing something to the exterior such as adding new soffits.
6. Flooring – Tile first then carpets unless whoever is laying the tile doesn’t have to work anywhere near the new carpet.
7. Cabinets, appliances, etc.
8. Landscaping

Your list will be much more detailed than the one above and maybe have a different order. However, everything that needs to be done will be on your list from replacing door hardware in bathroom, to switch plates in master bedroom. Get it all down on paper then you’re better able to have an efficient plan of action including when materials need to be on site. An important point to keep mind: It’s better to buy a few more 2 x 4’s than be shy one and have people standing around waiting for you to bring it to them. When you buy materials, plan on a few errors, a wire or a board cut too short, a screw lost or a switch plate cracked. These things happen, so buy extra. I learned this lesson the hard way.

This ends the series on flipping houses. Next we’ll move on to rental investments.

See also the following hubs on flipping a house:

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_Punch_List_2

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_2

http://hubpages.com/hub/The_Irreverent_Guide_to_House_Flip__Labor_and_Stupidity

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_Avoiding_Labor_Problems

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_Inspecting_the_House

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_Organizing_the_Job

http://hubpages.com/hub/The_Irreverent_Guide_to_a_House_Flip_Avoiding_Delays