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 accurate can I expect my rehab estimate to be?

Windshield estimates are plus or minus 30%. Walkthrough estimates are plus or minus 15%. A detailed scope of work gets you within 5%. Always add contingency: 10-20% depending on rehab scope.

What is the most common estimation mistake?

Not adding contingency. Unknown conditions behind walls, material price changes, and minor scope adjustments happen on almost every project. Build 10-20% contingency into your budget from the start.

How do weekly draws help with cost tracking?

You compare actual spend against estimated spend every single week. Budget deviations surface in Week 2 or 3, not Week 8. Early detection lets you adjust before the overrun becomes catastrophic.

What is included in the $150 scope visit?

Full walkthrough, line-item scope of work, cost breakdown with labor and materials separated, timeline, and weekly draw schedule. Level 3 accuracy for your budget.

What per-square-foot cost should I expect?

Cosmetic refreshes run $15-$25/sqft. Moderate rehabs run $30-$50/sqft. Full guts run $60-$100/sqft. These vary by market. Track your actual costs to calibrate.

Estimating Rehab Costs: How Investors Avoid Getting Burned

Rehab cost estimation is part science, part experience, and zero guesswork. The investors who consistently hit their numbers don't have a crystal ball. They have a system.

Three Levels of Estimation

Level 1: Windshield Estimate (accuracy +/- 30%)

Drive by the property. Look at the exterior. "This looks like a $40K-$50K job." Good enough to decide whether to pursue the deal. Not good enough to set your budget.

Level 2: Walkthrough Estimate (accuracy +/- 15%)

Walk the property room by room. Note major systems - roof, HVAC, electrical, plumbing. Estimate by category: kitchen $8K, bathrooms $6K, flooring $4K, paint $2K. This is what you need before making an offer.

Level 3: Scope of Work Estimate (accuracy +/- 5%)

Detailed, line-item scope with specific materials, quantities, and labor costs. This is what Seller's Little Helpers produces during the $150 scope visit. This is the number you use for your actual budget.

Per-Square-Foot Benchmarks

For Level 1 and Level 2 estimates, use these starting points:

Cosmetic refresh (paint, flooring, fixtures): $15-$25/sqft
Moderate rehab (cosmetic + kitchen/bath remodel): $30-$50/sqft
Full gut (studs out, new everything): $60-$100/sqft

These vary by market. Track actual costs on completed projects to calibrate for your area.

The Category Breakdown

For Level 2 estimates:

| Category | Cosmetic | Moderate | Full Gut | |---|---|---|---| | Demo | $0-$1K | $2K-$4K | $4K-$8K | | Structural | $0 | $0-$2K | $2K-$10K | | Electrical | $0-$500 | $2K-$5K | $5K-$12K | | Plumbing | $0-$500 | $2K-$5K | $5K-$10K | | HVAC | $0 | $0-$5K | $5K-$12K | | Drywall | $0-$1K | $2K-$4K | $4K-$8K | | Flooring | $2K-$4K | $4K-$8K | $6K-$12K | | Kitchen | $1K-$3K | $5K-$10K | $10K-$20K | | Bathrooms | $500-$2K | $3K-$6K | $6K-$12K | | Paint | $1K-$2K | $2K-$3K | $3K-$5K | | Exterior | $0-$2K | $2K-$5K | $5K-$15K |

The Contingency Rule

Always add contingency:

Cosmetic rehab: 10%
Moderate rehab: 15%
Full gut: 20%

Your $40K moderate rehab estimate becomes a $46K budget. That contingency isn't padding. It's math. Unknown conditions, material price swings, and minor scope adjustments eat it on almost every project.

How Weekly Draws Improve Your Estimates Over Time

Weekly draws give you a cost tracking advantage. You're comparing actual costs against estimates every single week. By Week 3 of a 10-week project, you know whether you're trending over or under budget with 70% of the project ahead of you.

With milestone payments, you might not discover a budget overrun until 60% of the money is spent. With weekly draws, you catch deviations early enough to adjust.

At Seller's Little Helpers, every weekly draw review includes a budget comparison. If we're running hot, you know in Week 2, not Week 8.

The Experience Factor

There's no substitute for doing deals. Your estimation accuracy gets dramatically better after 3-5 completed rehabs. Until then, lean on professionals. Our $150 scope visit exists specifically for investors who need an accurate Level 3 estimate from someone who's done this hundreds of times.

Book a $150 scope visit at sellerslittlehelpers.com - get an accurate, line-item estimate before you commit a dollar. Call (708) 536-6700 or visit https://sellerslittlehelpers.com.