The goal with every rehab is to complete it as quickly as possible while keeping it on budget and not compromising quality. Each project is different depending on the scope and magnitude of the project but with each project, you need a timeline for the order of completing each aspect of the rehab. Careful planning is required to avoid overlapping contractors or doing work out of sequence causing more work later. For example, if you paint the interior too soon, you’ll be painting the house all over again (this has happened many times!). The goal is to have as many things as possible going at once that don’t affect each other. For illustration purposes, let’s assume you’re doing a project that needs a full rehab. Here is an example timeline:

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Phase 1: All of the following items are the first things to do and can be done at the same time independent of each other.

• Pull Permits.
• Demo (exterior and interior).
• Install Glass Block Windows.
• Install new Roof.
• Install Garage Door.

Phase 2: Once Phase 1 items are complete, you move on to Phase 2:

• Siding/Fascia/Soffit: Siding is in Phase 2 because while tearing off the roof shingles (Phase 1), the debris might scratch or damage the siding, fascia, soffit, and/or gutters.
• Porches and decks.
• Framing: Any framing for closets, doors, widening rooms, adding a wall, etc. come after demo.
• Rough Trades: These are electrical, mechanical, and plumbing and they come in after demo but before drywall because they will be cutting holes to do their work.

Phase 3:

• Drywall: Drywall is after rough trades and framing.
• Subfloors: Subfloors are done in preparation for ceramic tile in the kitchen and baths, and for carpet or wood floors.
• Any patch work or repairs.
• Gutters: Now that fascia, soffit, and roof work is complete, gutters can be installed.

Phase 4:

• Backer-Board/Tile.
• Hang Doors.

Phase 5:

• Ceramic tile.
• Set Cabinets/Vanities: Ceramic tile must be done before setting cabinets/vanities because the cabinets go on top of the tile.

Phase 6:

• Appliances: Once cabinets are set, appliances can be installed.
• Granite: Once cabinets are set, granite can be installed.
• Final Plumbing: Install all of the fixtures.

Phase 7:

• Wood Floors: Once wood floors are finished, they are covered with paper and plastic.
• Base Trim.

Phase 8:

• Paint.
• Landscaping.

Phase 9:

• Carpet: Carpet is after paint so as to not get paint on the carpet.
• Final Electrical: Install all the light fixtures. This is done after paint so as to not get paint on the lights.
• Final Mechanical.

Phase 10:

• Punch List.

Phase 11:

• Final Cleaning.

This is just an example. With each project, constantly ask yourself, “What else can be going on right now?” Building a timeline upfront involves planning the sequence of work and then scheduling the contractors. This means that you need to be very organized with your contractors. It means you need to constantly think ahead to what’s going to be next.

Please leave a comment if this article was helpful or if you have a question.

Author bio: Brian Kline has been investing in real estate for more than 35 years and writing about real estate investing for seven years. He also draws upon 30 plus years of business experience including 12 years as a manager at Boeing Aircraft Company. Brian currently lives at Lake Cushman, Washington. A vacation destination, a few short miles from a national forest. In the Olympic Mountains with the Pacific Ocean a couple of miles in the opposite direction.