Full Rehab/Unit Upgrades

While we like to have our finished product look the same each time, there are variables to consider when approaching each unique property:

• Character

  • Age, style, flooring type, window frame, ceiling profiles

• Utility

  • How items in the house function

• Scale

  • Measurable components of items within the house

• Proportion

  • How the overall balance of the house comes together

• Quality

  • How "nice" this property is compared to the location, quality of neighborhood and overall value. Typically we use a "grade" in pdata. "We don't need granite counters in the shed"

The overall budget of the rehab, as determined by the owner, will also affect the amount of work done. If the budget approved matches, or exceeds, our anticipated amount to complete a full rehab, we use our standard formula below.

Standard Formula

Painting

Pre-Painting Preparation

• Remove, and haul, any remaining items in the unit

• Remove light fixtures, switch plates, outlet covers and any items on the walls that will interfere with painting

• Purchase baseboards and doors, and deliver on site before painting begins (see product list below for door and base specifics)

• Remove all cabinet hardware, including hinges, from cabinets that are being painted

• Remove bathroom vanities that are going to be replaced

• Have the carpet pulled, or old flooring removed

Painting (and duties done by painters)

• Clean all surface areas, wiping down walls, windowsills, railings, etc.

• All walls & ceilings are to be painted Kelly Moore Bone 27, semi gloss (professional grade-1650)

• All doors, baseboards, and trim are to be painted Kelly Moore Swiss Coffee 23, semi gloss

• Kitchen and bath cabinets are to be painted Kelly Moore Swiss Coffee 23, semi gloss

• Remove all paint-related items from job site

See images below for information regarding exterior paint colors. (Body = gray, Trim = white)

Flooring Installation

• Cali Bamboo Aged Hickory is our Standard Flooring choice unless otherwise noted.

Other Finish Repairs

• Front Door/entryway:

  • Kwikset Dakota Satin Nickel Door Handleset

  • Nickel Unit Number/Letter on the center of the top portion of the door

  • New Door Mat

• Doors and door hardware (NO GOLD)

  • Doors

    • two panel (first preference)

    • six panel, similar to this sample if already present in a majority at the property

  • Passage knobs (OSH has cheapest I believe)

  • Hinges

  • Closet doors

    • 6 panel

    • bi-fold doors

• Electrical finish

  • White outlets (not tamper resistant), unbreakable outlet covers, and unbreakable switch plates

  • Lights Bulbs

    • 2700K LED Bulbs (See Bulb Policy)

  • Ceiling Fans

    • 44-inch 3 blad fan, modern and brushed nickel

    • 52-inch 3 blade fan, modern and brushed nickel

  • Bathroom Fans, consider putting one with a light combo to add more light.

  • Bath fan sensors

    • Leviton humidity sensor, and instructions on how to install it

  • Porch Lights/Lanterns: Typically fogged glass as tenants will put ugly CFL bulb at some point. Also outfit with LED to hope avoid tenant changing light type/color etc. Lantern should match door hardware color (nickel, rubbed bronze etc).

• Kitchen

  • Beadboard back splash, Single bead white bead board wall panel (SWISS COFFEE)

  • Formica counter tops, labrador granite flat edge

  • Hardware:

    • Brushed nickel cup pulls for drawers

    • Nickel cabinet knobs

    • Brushed nickel hinges

  • Appliances

    • Microwave installed above range from Ginnos 317 installed, or online much cheaper.

• Bedrooms

  • Overhead lights, or fans (not switched outlets).

• Bath

  • Vanity

    • Glacier Bay Model CH24P2-CG

    • Same hinges and pulls as kitchen

    • brushed nickel faucet

    • new braided lines

  • Ceiling lighting

    • White track lighting,

    • Brushed nickel LED flushmount

  • Wall Lighting

    • Hampton Bay 3-Light Brushed Nickel Vanity Light (Home Depot) - Add 2700K LED Bulbs

    • Commercial Electric 3-Light Brushed Nickel Vanity Light (Home Depot) - Add 2700K LED Bulbs

    • Uplight sconce

  • New toilet

  • Beadboard on all walls, above light switches, with cap rail traim.

  • New towel bars, 24 inch

  • Toilet paper holder

  • Privacy Film (Fogged no pattern)

  • Exhaust Fan (wired to same switch as light (single switch if doing beadboard.

  • Mirror is mounted vertically centered leaving the same distance from the bottom of the light as the counter to the mirror. This usually means the trim on the beadboard must be cut. Mirror is ALWAYS mounted vertically, meaning it's taller than wider.

• Blinds - How to Measure and Install

  • 2" Faux white wood horizontal blinds (to match trim/base)

• Safety

  • 10 Year Battery-less smoke detector in each bedroom

  • Lithium Ion Batteries installed in existing Smoke Detectors that may be hardwired

  • 1 Smoke/C02 Combo in each floor.

Variations

The following are variations on above with indicators as to why we would use such a variation:

Painting

• Cabinets

  • Leave cabinets in tact, without paint, if in very nice wood or very low budget

Flooring Installation

• Carpet (if budget a concern, owner preference, or consideration for noise in upstairs rooms/units)

  • Ride it out wicker

  • Shooting Star butternut (higher end carpet)

• Sheet vinyl

  • larger square

Other Finish Repairs

• Front Door/entryway:

  • just add passage knob, more cost effective

  • pull knob from OSH nickel, come with quickset compatible boldt lock

• Doors and door hardware

  • Doors

    • which door options are more cost effective? more luxurious?

  • just replace passage knobs and leave current doors in place... as cost effective option

• Electrical finish

  • White outlets, outlet covers, and switch plates

  • Lights

  • Other fan options

    • hugger, more rustic feel

    • hugger, cost effective (at Lowes) and similar 44" at Home depot

    • We never use downroads unless there is a tall ceiling.

  • Bath fan

    • wire light and fan together instead of installing sensor

• Kitchen

  • Hardware:

    • Round cabinet pulls, more cost effective for all cabinets and drawers OSH

• Blinds

  • 1" vinyl horizontal blinds, custom ordered from home depot

  • Horizontal blinds for windows wider than 72" and for slider doors