Fixer upper, Rehab Addict, and other shows continue to romanticized the restoration industry, but more importantly the rental/flip market. These shows make for great television for many reasons such as the alluring before/after process, ROI (return on investments), or being your own boss. Yet our goal is not to poach your wallets or scare you off from potential opportunities, but give you some information that these shows often don’t showcase.
Know the municipality codes, permits, and rules before starting the construction (Flip or Rental).
Costs associated with permits could go as much as $3,000. There are villages and towns that have a fixed rate (3%) implemented in the overall job cost, while others have set fees per the renovation. However, some towns could and will backcharge you for renovations completed without a proper permit/building inspection (HVAC, electrical, etc.).
- Advice: Allow your contractor to file for the permits. It’ll much be easier and you won’t have to paper chase the contractor.
Avoid pools and decks
If possible, avoid both of these property headaches. Both items will raise your homeowner’s insurance policy due to the potential risk, while also increasing the home inspector’s No.2 pencil. We strongly advise against a pool if this is a rental property due to maintenance, upkeep, and potential lawsuits pending worst case scenarios.
- Advice: If it’s an in-ground pool, fill it in with the demo debris with items such as: deteriorated wood, drywall, and biodegradable items will help slash disposal costs.
Have a good lawyer (Especially in Illinois)
THIS IS A MUST, if you are be venturing into the rental sector. It’s common to experience one bad apple during your landlord career. Ask any colleague whose a landlord and we assure you they’ll praise the good tenants as if they’re the second coming. The true benefit’s of a good lawyer are: timely evictions, cut future court costs, and provide sound legal advice.
- Advice: We advise having state specific attorneys rather than using only one attorney. Due to the intricacies of rental law among states and to provide a checks/balances for yourself (more importantly your pocketbook).
1st screen the potential contractor’s
We recommend choosing the contractors before starting the overall restoration. There are general contractors who will seek 6 to 19 bids to get the lowest possible bid, but we don’t recommend this at all. If you’re flipping this property than you know time is not on your side. Every month of waiting for a bid equals: 1 more month of taxes, insurance, electricity, potential exposure to theft, and vandalism.
- Advice: Review their trade license’s, insurance (is it active), and verify it with the village. Seek references from family and friends.
Always over budget and add 3 months.
For a peace of mind simply add 5% to the job cost and expect the project to be finished 3 months longer. We are aware that ROI (Return on Investment) is the reason for getting involved and this new venture is not for entertainment. However, projects can get dragged out due to weather constraints especially for exterior contractors, permitting, unexpected building finds, village inspections, home inspections, rental inspections, and more unnecessary politics.
- Advice: It may be cost-effective to use a general contractor to manage the 1st restoration for yourself. They may already have pre-screened contractors whom are qualified and do quality work. We recommend shadowing and observing from them.
Homeowners Tax Exemption (Rentals)
This is the most common thing I’ve learned with 1st time landlord’s is they get bug-eyed after they see their taxes increase in the 2nd year. Often, it’s because the village discovers you do not live there. If it’s not your “true” residential home and an investment property, you’ll more than likely lose the homeowners tax exemption. I agree, various communities taxes such as Park Forest, Illinois – $7,000 a year) are criminal, but you should know this before investing. DO NOT TRUST ZILLOW OR TRULIA’S TAX RECORDS.
- Advice: Understand the tax rate of the town especially if the intentions are renting the property. As previously mentioned with Park Forest, Illinois $7,000 a year in taxes = you’re splitting your ROI with the village.
Know your goal (Rental or Flip)
“Know your goal?” I want to make money! We mean are you renting or flipping the property? This can change the selection of products, colors, flooring, and exterior products you use. If you’re flipping the property you may install more trending products, but if you’re renting you’ll want to be cost conscience on the products to maximize your return. Also, if you’re renting a property you might get by without replacing items until you have too.
Partner with a Lowes Pro, Home Depot, local building supply, or Menards credit card.
If you can pay cash great, but you’re leaving a lot points/discounts on the table. The benefits of some of these programs: it’s easy to track receipts and previous purchases, which allow you to uncover your true cost on the restoration. Menard’s and Lowe’s often give a 5% discount on items purchased using their Pro-Cards, which can help you. Keep in mind all these building stores have a varying levels of product quality.
- Advice: If you follow through on #10 by creating an LLC, than you can obtain a business credit card and avoid future personal credit issues.
Don’t install appliances until you have too
There’s no rush to install the appliances! We know you’ll probably be purchasing washer/dryers, stoves, refrigerators, and other premium items, but hold off. Theft is extremely high in renovation units and they’ll break in if $1,000 + of appliances is seen. Even if you have an insurance policy on the home, it’s generally not worth the claim. We know kitchens are exciting to see completed, but honestly if you want to fall within your budget and keep a sound mind, hit the brakes on the appliance installation.
Create a LLC. for the property
If you know your goal is to rent the property then you should create a LLC. for the specific property. Consult with your chosen attorney. This is not uncommon, we know many investors that do this to eliminate potential financial risk from the tenants. A Limited Liability Company can protect your personal assets and avoid this side hustle from ruining your future.
We hope this help’s you a little. If you’re interested in venturing into the restoration industry please contact us at Total Roofing & Construction Services, Inc. or Emerald Managment Contact us today because there’s much more information and fact’s to be aware before purchasing property.