Any advice on finding a good contractor or maybe someone knows of a good general contractor. Email me at steven_pak@verizon.net thanks

what part of the country are you in pakman ??I am a General Contractor in the north east.

Daretheygo,

How would you recommend finding a great 4-6 week total renovation contractor. I would use you but you are located in Richmond, VA. How do you like angies list? Can you recommend any GC in my area that you know. Are you a Class A contractor. One question for you. What is an average price for a labor only flip for you on a 1800 sqft. Total flip Down to the studs that is 3 bedroom 1 bath house with a 7X12 addition. It was added in an exsistant covered two story porch that added a master bath and walk in closet upstairs and a half bath, wash and dryer room and dinnette on the bottom floor?

I am not located in Richmond Va. By the way I have Steve undercontract and his project is under way.

Your question is very Vague. You say total gut job down the he studs? There is a major problem with that. You open yourself up to brining the entire house up to current codes.

Does the existin home have cenral Air, does it have a 200 amp service ? Are the windows of current technology, What kind of shape is the roof in, how about the landscaping ?

Excluding labor for what I have mentioned above. Turn Key I would say some were around 25K just for labor. The job will only proceed as quickly as you can supply the materials.

Sorry about the vague question. The house has 200 amp service. It also had central air. The windows are also fairly new and will not be replaced. The roof was good too. Landscaping needs to be done but I really do not know what to do in this type of weather (cold). Do you have any recomendations on that. Can I put down new sod in the winter time?

I provide the materials in a pod and all building materials I opened a project card with Lowes.

You say that you are working on a job for Steve? Is he located in Richmond, VA?

I am also building a 6X12 addition that will be the master bath and walk in closet upstairs and half bath, laundry room and dinnette downstairs.

Steve is near me just outside Philadelphia Pa.

You can lay sod depending on where you are located. Sod roots won't germinate, however, unless you can get a few good days in a row where the temp is over 60 degrees F.

6 x 12 addition, with footers, foundations walls to code in your area. That addition is going to cost you approx 16,000.00 alone. Depending on footer and foundation specs. As well as fixtures.

Im currently doing a 3 story addition, 6' x 30' the footers, foundation walls, basement floor. My cost 11,400.00 ( Pa )The project encompases the Kitchen, 2 full baths, a powder room, walk in closet, and a laundry room. The addion alone is $68,000.

As a general contractor I do alot of the work myself, Roofing, Framing, Tile and Granite work, Hardwood floors, Trim and all wood finish work, All doors hardware including the garge doors. Thats what you need to look for. GC that only subs out what he has to. Plumbers, electritions, HVAC guys and carpet installer.

Do you have a GC lined up yet ??

I do have a contractor on the job that I questioned the pricing. I have another job that I have that I am looking for a good GC that will not break my budget for Labor alone. I get materials for next to nothing sometimes half what lowes/Home depot charge. I just need a good GC in Richmond, VA. Whithout a good reliable contractor that will complete the project on time the flip is not worth attempting because the contractor in my opinon is 75% of the flipping process!!

One question, If you get a Class A contractor and he gets subs to do plumbing, electrical, etc.. does his subs have to be licensed too?

One more question. I saw in another thread that you will travel for a job. Does Richmond seem like a place you want to visit for a month or two! SMILE....

Answer to your 2nd question. My wife has family just out side Richmond. I would go there to do your flip. If we could work out the details. I can start my own thread on here called " FLIPP YOUR HOUSE " and have TLC tape it. LOL. I can get there in about 4 1/2 hours from here.
I travel that far to go hunting.


Your 1st question is hard for me to give you an acurrate answer to. I am not sure of VA's contractor licensing, Be it a state wide thing Like FLA, NC and NJ or a local Gov't thing Like Pa. If your in historical Richamond. You may need someone registered with the historical scociety. I have been down that road as well. Talk about making a project go LONGGGG!

YES any one on your job sight has to be insured and licensed. The plumber also has to have worker compensation for any of his employees on your sight. Same goes for the GC, Electritian, landscapers and sight work guys. Don't let them fool you. If a van full of Illeagles rolls up. Thats a liability nightmare if somehting happens.

I currenly have Steve's flipp underway. Just waiting for permits right now. Only uncovered 1 problem there with the electrical work. I also have a 3 stroy addition going on at an old Fram House ( built 1820 ) What a nightmare. What time fram are you looking to get yours under way. I assure you I don't want 75% of your Potential profit.

Who is steve? Is his flip located in Richmond. Well I am waiting for the realtor to get back to me to see if I will get this house that I put a bid on. The house is not in a historical area. I heard about the red tape and do not think that I will venture in any historic district here.

I thought that once the GC is licensed everyone working for him would be covered, even the plumber, electrition, painter..... I did not here that until I pulled a quote on the house I am planning on buying. One of the GC said that in his "presentation" to me.

Whats crazy is that I have 3 bids so far and have a range from 33K - 52K for the same work!.. Like I said with everything in place without a good GC you are no where in your flip!...

I will not waste your time now, but once I know for sure that I am going to purchase the property I will contact you to see if you will give me a bid on this property. You seem as savy as it gets as a flipping contractor.

Steve is Pakman, The user that started this thread. 33k - 52k thats a big span. Something is off.

You said that you are supplying the materials?

Sounds to me they are looking to make mark-up on the materals even though they aren't suppling them.

Normally a GC will figure into the job apprx 50% mark up on materials. Then they mark up for each Sub-contractor. If the Electritian is 4,000, the plumber is 3,000. He is now just marking up the labor ( because you are suppling the materials ) The price to you will be 12-14,000 dpending on how much he marks it up.
If your GC is just managing the project and not doing the work hands on your price will be much higher. The more work the GC does ( he's already on sight ) the lower overall number you will get.

I do all the framing, roofing, Trim and finish woor work including stairs, built in furniture, all prep work needed for the subs, hardwood floors , Tile and granie work.

Let me know how you make out. If the timing is right, I may just be able to help you out.