The weather here is turning crisp and it would be lovely to spend all day outside. Unfortunately, we have been spending a lot of time at our flip, babysitting our contractors.
Today’s flip update is depressing and proves my point that flipping is not passive. It’s definitely a job.
We were out-of-town most of last week visiting family and relaxing. Apparently our contractors were as well. The bathroom contractors and the painter kept getting in each other’s way, so the bathroom people just didn’t work at all. They didn’t make an effort to find out when the painter would be done, so they just didn’t work. We weren’t around much, so we didn’t realize nothing was getting done. Our lesson learned here is that we have to be present at the project often. We have to keep tabs on what’s going on so we can delegate jobs, time, and make sure things are moving.
Unruly Contractors vs. HOA Rules
Speaking of contractors, our demo crew caused a lot of problems.
This condo is in a 55+ community and they have some pretty strict rules about remodeling. They regulate when you can work, what materials you can use, and many other things. Our demo crew completely ignored these rules. Many of our neighbors complained about their work, so the HOA issued a stop work notice. I think some of the residents who have complained were exaggerating a little, but there’s nothing you can do about that. There were multiple complaints of them working past the allowed work hours and that they were throwing things out the windows. Luckily, they were finishing up as we were issued the order. So we told the HOA they wouldn’t be back and that we would make a better effort to inform our other contractors of the rules.
Sometimes, you just have swallow your pride, apologize for something that isn’t your fault, and make it right anyways. Flipping houses is really about putting out fires. Many of them are avoidable, but you have to deal with them anyways.
Here is where we are at right now.
The painter is finished with everything he can do right now. That includes the ceilings and walls. There will be some drywall repair work at the end and he will have to paint the doors and trim as well.
Here’s a shot of the walls right before he finished. The lighting is bad here, the gray isn’t as dark as it looks.
They laid the flooring in the kitchen yesterday and the cabinets are being installed as we speak.
We encountered a little plumbing issue as well. I think the demo crew damaged a valve for the kitchen sink plumbing and it is leaking all over. The HOA maintenance people think we have it tightened up enough so that it won’t leak all over for the time being. But the flooring installers and the kitchen installers are going to have to work around it. And it’s going to cost money to fix, which is why it’s so important to have a 10% buffer worked into your rehab budget.
The bathrooms are half way demoed and should be finished in the next week. Things have to get ugly before they can get pretty!
Hopefully our next update will have some prettier pictures!
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