How do weekly labor draws work for rehab projects?

We quote your full project price upfront. Instead of paying 30-50% as a deposit, you pay weekly as labor progresses. Each payment is credited toward your project total. Draws start at $4k/week for smaller projects and scale with project size. Materials are separate: we provide detailed lists and you purchase directly, so you control the spend.

Is SLH a project manager or contractor?

We're the licensed general contractor. Our crews do the work: demo, framing, plumbing, electrical, finishes, everything. We're not a middleman coordinating other contractors.

Why do investors purchase materials separately?

Transparency. Traditional contractors mark up materials or bundle them so you can't see what you're paying. We provide detailed material lists with quantities and timing. You buy directly from suppliers at cost. No hidden markup, full visibility.

What payment methods do you accept for rehab projects?

The $150 scope fee can be paid by credit card. All other payments (weekly labor draws, final balances) are wire transfer, check, or cash only. No credit cards for project payments.

How do I qualify for Portfolio Partner pricing?

You qualify with either 3 or more concurrent projects OR a commitment to 5+ projects per year. This gives you 10% off weekly labor draw rates plus priority scheduling and included pre-acquisition estimates.

Do you handle permits for rehab projects?

Yes, as an add-on service. We manage the entire permit process including applications, coordinating inspections, and maintaining documentation. Permit fees are passed through at cost.

What insurance should I require from a contractor?

Minimum $1,000,000 general liability, workers compensation (if they have employees), and commercial auto. Request a Certificate of Insurance naming you as additional insured and verify it by calling the insurance company directly.

What happens if an uninsured worker gets hurt on my property?

You could be liable for their medical bills, lost wages, and damages. Workers comp claims regularly exceed $100,000. As the property owner, you are exposed if the contractor does not carry proper insurance.

How do I verify contractor insurance?

Request a Certificate of Insurance. Call the insurance company listed on the COI to confirm the policy is active. Check the dates to ensure coverage spans your project timeline. Takes 30 minutes.

What is included in the $150 scope visit?

Full walkthrough, scope of work, cost breakdown, timeline, and weekly draw schedule. We also provide copies of our insurance documentation upfront so you know you are covered from day one.

Does your crew carry full insurance?

Yes. Full general liability and workers comp coverage. We provide documentation with every project and collect insurance verification from every sub on your job.

Contractor Insurance Requirements for Fix-and-Flip Investors

A worker falls off a ladder on your property. He breaks his back. Your contractor has no workers comp insurance. Guess who's paying for that? You are. And it could be six figures.

This isn't hypothetical. It happens to investors every year. And it's completely preventable.

The Insurance You Must Require

1. General Liability Insurance - Minimum $1,000,000

This covers damage to your property and third-party injuries caused by the contractor's work. If the contractor's demo crew accidentally knocks out a load-bearing wall and the ceiling collapses, general liability covers it. Without it, you're paying for the repair out of your rehab budget.

2. Workers Compensation Insurance

If the contractor has employees (not just independent subs), they need workers comp. Period. If a worker gets injured on your property and the contractor has no workers comp, the injured worker can come after you as the property owner. Workers comp claims regularly exceed $100,000. One claim can wipe out years of investing profits.

3. Commercial Auto Insurance

If the contractor's crew drives work vehicles to your site, they should have commercial auto coverage. An accident on the way to your property in a work vehicle can create liability for you if the contractor's insurance is inadequate.

How to Actually Verify

Don't just ask for a copy of the insurance card. Here's the real process:

Request a Certificate of Insurance (COI) naming you (or your LLC) as an additional insured
Call the insurance company listed on the COI to verify the policy is active
Check the policy dates to make sure coverage doesn't expire mid-project
Request a new COI if the project spans a policy renewal date

This takes 30 minutes. Compare that to the cost of an uninsured claim.

The "I'm Just a Sub" Dodge

Some contractors claim they don't need insurance because they use independent subcontractors. Wrong. If those subs aren't carrying their own insurance, liability flows uphill to whoever hired them, which is your contractor, which ultimately flows to you as the property owner.

Get proof of insurance from every sub on your project, or make sure your contractor's policy covers their subs.

What This Costs

Insurance isn't free. A properly insured contractor's pricing reflects their insurance costs. This is a feature, not a bug. The contractor who bids 20% less than everyone else might be saving money by not carrying insurance. You're not getting a deal. You're absorbing their risk.

A $500 difference in bid price is nothing compared to a $100,000 workers comp claim that you end up paying because you hired the cheap, uninsured guy.

The Weekly Draw Connection

At Seller's Little Helpers, we carry full general liability and workers comp. Our weekly draw model means you're never more than one week of labor exposed, and that exposure is backed by proper insurance coverage.

We also collect lien waivers and insurance documentation from every sub on your project. You get copies with each weekly draw package.

Book a $150 scope visit at sellerslittlehelpers.com - work with a fully insured crew on weekly draws. No deposit, no insurance gaps, no risk transfer to you. Call (708) 536-6700 or email info@sellerslittlehelpers.com.