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.

How do I know if my property needs a cosmetic or full rehab?

Assess systems first. If electrical, plumbing, and HVAC are functional and code-compliant, you probably need cosmetic. If any system needs replacement, you are in moderate or full rehab territory.

What is the cost difference between cosmetic and full?

Cosmetic runs $15-$25/sqft. Moderate runs $30-$50/sqft. Full gut runs $60-$100/sqft. On a 1,400 sqft house, that is $21K-$35K cosmetic vs. $84K-$140K full gut.

What happens if I start cosmetic and discover it needs a full rehab?

This is why proper assessment before starting is critical. A thorough scope visit catches most hidden issues before work begins. Our $150 scope visit prevents this scenario.

What is included in the $150 scope visit?

Full walkthrough assessing every system, structure, and finish. We tell you exactly what the property needs - cosmetic, moderate, or full rehab - with a detailed scope and budget.

Which rehab level is best for BRRRR properties?

It depends on the property condition and your target ARV. Sometimes a cosmetic refresh creates enough value. Sometimes a full gut is needed to hit the appraised value for your refinance. The scope visit determines this.

Cosmetic vs. Full Rehab: How to Decide for Your Property

A cosmetic rehab on a house that needs a gut is throwing money away. A full gut on a house that only needs cosmetics is throwing even more money away. Getting this decision right is worth tens of thousands of dollars.

The Quick Assessment

Walk the property and answer these questions:

Systems (electrical, plumbing, HVAC):

How old is the electrical panel? Fuse box or circuit breaker?
Is the wiring copper, aluminum, or knob-and-tube?
What material are the supply and drain pipes? Galvanized? PVC? Copper?
How old is the furnace and AC? Does it run?
Are there visible signs of plumbing leaks?

Structure:

Foundation cracks? Water intrusion in basement?
Roof condition and age?
Any sagging, bouncy floors, or signs of structural movement?
Windows original or updated?

Cosmetics:

Kitchen cabinets condition? Functional or falling apart?
Bathroom condition? Just dated or actually deteriorating?
Flooring condition? Ugly but sound, or damaged?
Paint condition? Cosmetic issue only?

When Cosmetic Is Enough

The property needs a cosmetic refresh if:

Systems are functional and code-compliant (or close to it)
Structure is sound
Kitchen cabinets are solid (just ugly)
Bathrooms are functional (just dated)
Flooring is sound (just worn or ugly)

Cosmetic scope: Paint, new flooring, updated fixtures, refinish or paint cabinets, new countertops, new hardware, new light fixtures. Budget: $15-$25/sqft.

Timeline: 2-4 weeks. Risk level: Low.

When You Need a Full Rehab

The property needs a full rehab if:

Electrical needs upgrading (fuse box, aluminum wiring, inadequate service)
Plumbing needs replacement (galvanized pipes, polybutylene, major leaks)
HVAC needs replacement (non-functional, ancient, or undersized)
Structural issues present
Layout needs to change for the market
Everything is so dated that cosmetic fixes won't move the needle

Full rehab scope: Demo to studs (partially or fully), new systems, new finishes throughout. Budget: $60-$100/sqft.

Timeline: 10-14 weeks. Risk level: Higher.

The Middle Ground: Moderate Rehab

Most investor properties fall here:

Systems are mostly OK but need selective updates (panel upgrade, partial re-pipe)
Structure is sound
Kitchen and bathrooms need remodeling (not just paint)
Flooring needs replacement throughout

Moderate scope: Selective system updates, new kitchen, updated bathrooms, new flooring, paint throughout. Budget: $30-$50/sqft.

Timeline: 6-8 weeks. Risk level: Moderate.

The Decision Matrix

| Factor | Cosmetic | Moderate | Full Gut | |---|---|---|---| | Electrical | Good | Needs panel upgrade | Needs rewiring | | Plumbing | Good | Needs partial updates | Needs replacement | | HVAC | Good | Needs service or partial | Needs replacement | | Kitchen | Paint and hardware | New cabinets/counters | Full remodel | | Bathrooms | Fixtures and paint | Vanity and tile | Full remodel | | Structure | Sound | Minor issues | Significant repairs |

Getting the Right Answer

The $150 scope visit exists for exactly this decision. We walk the property, assess every system, and tell you whether you're looking at a cosmetic refresh, moderate rehab, or full gut. No guesswork. No finding out mid-project that you should have gutted it from the start.

At Seller's Little Helpers, getting the scope right is the first and most important step. Wrong scope means wrong budget, wrong timeline, and wrong deal math.

Book a $150 scope visit at sellerslittlehelpers.com - let us tell you exactly what your property needs before you commit. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

Cosmetic vs. Full Rehab: How to Decide What Your Property Needs