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 long does a full rehab take?

A full gut rehab realistically takes 10-14 weeks. A moderate rehab takes 6-8 weeks. A cosmetic refresh takes 2-4 weeks. Add 1-2 weeks of buffer for the unexpected.

What causes the most rehab delays?

Permit delays, material lead times (especially cabinets and custom items), inspection scheduling, subcontractor availability, and scope additions. Most of these are preventable with proper planning.

How much does a timeline delay cost?

Every extra week costs $600-$1,200 in combined holding costs - hard money interest, insurance, utilities, and taxes. A two-month delay runs $4,000-$10,000.

What is included in the $150 scope visit?

Full walkthrough, scope of work, cost breakdown, and a week-by-week timeline with specific milestones for each week. You know the plan before work starts.

How do weekly draws keep projects on schedule?

The contractor's weekly income depends on weekly progress. Each Friday is a timeline checkpoint. If milestones aren't met, the draw reflects that. Built-in schedule pressure.

How Long Should a Full Rehab Take?

If your contractor says "about 6 weeks" without looking at a scope of work, they're guessing. And their guess is probably wrong on the short side because that's how they get hired.

Here's what rehabs actually take based on what I've seen across hundreds of projects.

Timeline by Scope

Cosmetic Refresh (paint, flooring, fixtures, minor updates)

Realistic: 2-4 weeks
With a good crew: 2-3 weeks
What goes wrong: Flooring back-orders, paint that needs extra coats on dark walls

Moderate Rehab (cosmetic + kitchen and bathroom remodel)

Realistic: 6-8 weeks
With a good crew: 5-7 weeks
What goes wrong: Cabinet lead times, inspection delays, plumbing surprises behind walls

Full Gut (down to studs, new everything)

Realistic: 10-14 weeks
With a good crew: 8-12 weeks
What goes wrong: Structural discoveries, permit delays, HVAC equipment availability, cascading inspection holds

The Timeline Killers

These delays hit every project. Plan for them:

1. Permit delays. Some municipalities take 2-3 weeks to approve permits. File the day you close.

2. Material lead times. Cabinets: 2-4 weeks. Custom windows: 4-6 weeks. Specialty tile: 2-3 weeks. Order long-lead items before demo starts.

3. Inspection scheduling. In busy markets, getting an inspector out takes 3-7 days. You can't close walls until rough-in inspections pass. Plan for this gap.

4. Subcontractor availability. Your plumber is booked. He can't come until next Thursday. That pushes electrical back. Which pushes drywall back. One sub's schedule delay cascades through the whole project.

5. Scope additions. Every change order adds time. Minimum half a week per significant addition.

The Cost of Being Slow

Every extra week on a flip costs money:

Hard money interest: $400-$800/week on a typical loan
Insurance: $50-$100/week
Utilities: $50-$75/week
Property taxes: $100-$200/week
Opportunity cost: Impossible to calculate but very real

A two-month delay on holding costs alone runs $4,000-$10,000. That's money straight off your bottom line.

How Weekly Draws Keep Timelines Honest

Weekly draws create natural schedule pressure. The contractor's weekly income depends on weekly progress. Skip a week, lose a week's pay. It's built-in motivation.

Weekly draws also surface timeline problems fast. If Week 3's deliverables didn't get completed, you know by Friday. Not by Week 6 when the project is supposed to be done but clearly isn't.

At Seller's Little Helpers, every project has a weekly milestone schedule that maps to the draw schedule. You can see if you're on track, ahead, or behind at any point during the project.

Setting Realistic Expectations

Before work starts, get a written timeline with weekly milestones. Not "about 8 weeks." A week-by-week plan:

Week 1: Demo
Week 2: Rough plumbing and electrical
Week 3: Framing, HVAC, inspections
Week 4: Insulation and drywall
And so on.

Hold the contractor to this timeline through the weekly draw process. If Week 3 deliverables aren't done by Friday, the draw reflects that.

Book a $150 scope visit at sellerslittlehelpers.com - get a realistic timeline with weekly milestones before you commit. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

How Long Should a Full Rehab Take? Timelines for Real Estate Investors