Finding The Right Handyman/Rehabber
I normally do not get involved with homes that need much other than paint/carpet.
I just got a property that needs a new shower/tub enclosure, paint, carpet, kitchen cabinets, some drywall work and a few other minor things.
Let me ask the rehab pros here if you can give me some advice as to finding a good handyman/rehabber to help with this property. It is in the High Desert area of California.
If it was in my area of California I could rely on my local REI association to find one. Since it's outside my area I was hoping some of you could point me in the right direction. Any help is appreciated.
Dave
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Dave - hate to bust your bubble, but I doubt you'll get a bunch of responses. They are hard to find - I am in your shoes as well. You'll get a lot of advice like just ask around...never worked for me. Most people who progress beyond paint and carpet have some informal network of cousin's neighbor's babysitter's father that is handy or some such thing; this is usually the only thing that got them to progress. Many are ex-GCs or worked in some very useful facet of the business (carpentry comes to mind). Some go to HD classes and start doing it themselves, or do as I do learn on habitat for humanity's time (you volunteer, they teach you, someone gets a home...what a trade)
Investor associations are filled with people who won't tell you (here in CT/NJ) b/c they don't want their prized rare finds too busy with work on your jobs (instead of theirs). I've even had lawyers refuse to give up names of other lawyers they admit are more qualifired in a certain area
Asking around other investors - same thing..you might make their trades too busy. Again, these are way oversharked waters out here and investors generally pump and dump to find out your deals/M.O. or just wave you off. Genereally very competitive and zero-sum oriented
Most people who have and give referrals aren't rehabbers, so paid high retail for an average job; that same contractor will bid you the same way. They tend not to know a good value, just a good job
I have found only 2 effective means to find good trades (but I focus on the higher end) 1. drive around the high end areas and find who reputable builders use for larger jobs (they might not be cheap, though but likely won't suck). Reputable builders are often easily found from senior brokers...go to some open houses. I go on weekends when the pace is slower and the trades are often alone...if you're bold, walk on up and ask...they get such reverse inquiry often, and 2. talk to architects familiar with your type of building. Many have worked with a ton of trades/GCs and know who's a clown
You can talk to brokers, as they have a vested interest in getting you someone good. They will tell you...but it can be hit or miss...they are not the best judges of who is good or necessarily know what your needs are. Thanks to the backdrop of RESPA, you will almost certainly get more than one name...since its like a kneejerk reaction
You can talk to local city hall/bldg dept, but as a policy they will not tell you for fear of it appearing as endorsement. If you say you';re new in town and would love the name of 3 or + names of people that dont give the town trouble for violations (they absolutely know who the clowns are), you may get a list. I usually do...from a more junior person during lunch when the senior people are out.
Now, all this gets you are good people. Rehabbers need good people and a good value...something less than the usual full retail (esp in this overheated overpriced market). That you will have to get by trial and error...maybe with the promise of more work if youre volume is enough, etc Do get mult bids, do check licenses, worker's comp ins, etc
dealjunky,
I appreciate your insight and your willingness to give some pointers.
There are definitely two types of investors in my opinion. The one's that are cut throat and use the WIIFM approach (What's In It For Me?) and the others that I have found on this site that share info with other investors.
I try to help out others on this site when I can and it looks like you do also. Thanks again.
Dave
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Dear Dave,
Now why would you ever leave the area around Ramona? And for the high desert?.
If you tell me where I may be able to help you as I will be going up to Kern County near Bakersfield to do an experimental assemblage or two. It is Desert and of course you realize that it is July. That means very hot weather. So with great care your efficiency drops way down if it is outside work in these months. If it is inside, depends if the A/C can be left running.
You get a lot of them that cannot make it in the cities. Lack of License, Insurance proper attitudes etc. etc. I usualy go into the Suppliers I know, especialy those that supply a trade I am interested in. The counter man, not the owner usualy can be helpful. Just buy a coke er something and adjust to the background and dress of the clerk. I also sweep the job sites and at those I usualy get the boss Contractor or the Top Sub. I stay away from Home Depot, too many that hang there are after the big fees and hourly wages and of course may not be fully qualified. They like the home owners.
I expect over the next month or two to build and train locals into the erection of ISO containers into housing. But we will be teaching cause no one has the skills that we require. Metal Cutting, fitting of doors and windows. Some rather advanced electrical for the electricians util we get the stuff down to packages etc. etc.
Anyway Thats the Story. Luck.
Lucius
1. Try a local lumber / hardware company that catters to the small contractor.
2. Talk to the million dollar club RE agents....the good ones usually have a list of handymen they rely on in order to make the deals go through on time....
NC
Definately contact the Realtors in the area of the property. Many use licensed contractors to complete repairs during their sales. Plus most of the Realtor's contractors are fairly reasonable.
Thanks to all your replies and I'll be sure to take this excellent advice.
Lufos, I am not leaving Ramona but am doing a little investing in the High Desert area as it seems to be lucrative right now. I didn't mean to lead you to believe I was foresaking the San Diego area. Thanks for your tips.
Dave
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