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 work requires building permits?

Electrical changes, plumbing modifications, HVAC installation/replacement, structural modifications, roofing, and window/door changes in most jurisdictions. Cosmetic work like paint and flooring typically does not.

What happens if I skip permits?

Potential fines, stop-work orders, forced tear-outs for inspection, failed closings when buyers discover unpermitted work, and potential liability if unpermitted work causes damage.

How much do permits cost?

Typically $200-$2,000 depending on scope of work and jurisdiction. Compare this to the cost of fines, delays, and price reductions from skipping permits.

What is included in the $150 scope visit?

Full walkthrough, scope of work including permit requirements and costs, timeline with permit processing built in, and weekly draw schedule.

Do you handle permits and inspections?

Yes. We pull all required permits, schedule all inspections, and handle code compliance. Permit costs are included in the scope of work so there are no surprises.

Permits for Real Estate Investors: What You Must Pull and Why

"Just don't pull permits and save the money." I've heard this at every REIA meeting I've ever attended. And I've watched investors pay 10x the permit cost in fines, forced tear-outs, and failed closings because they took that advice.

What Requires a Permit

This varies by municipality, but most jurisdictions require permits for:

Electrical work beyond replacing fixtures. New circuits, panel upgrades, any wiring changes.
Plumbing beyond fixture replacement. Moving supply/drain lines, adding bathrooms, re-piping.
HVAC installation or replacement. New furnace, new AC, ductwork modifications.
Structural modifications. Removing or modifying load-bearing walls, adding headers, foundation work.
Roofing. Full tear-off and replacement in most areas.
Windows and doors. Replacement windows in some areas, especially if changing sizes.
Additions or room conversions. Converting a garage, adding square footage, finishing a basement.

What Usually Doesn't Require a Permit

Paint
Flooring replacement
Cabinet replacement (same location)
Fixture replacement (same location)
Countertop replacement
Minor cosmetic repairs
Landscaping

When in doubt, call your local building department. A 5-minute phone call beats a $5,000 surprise.

The Real Cost of Skipping Permits

At sale: The buyer's inspector or title company checks permit records. Unpermitted work shows up as a red flag. The buyer either:

Walks away
Demands a price reduction
Requires you to retroactively permit the work (which means opening walls for inspection)

During the project: A building inspector drives by, sees a dumpster and no permit posted. Stop-work order. Fines. Forced permit application. Re-inspection of everything. 2-4 weeks added to your timeline.

After the sale: If unpermitted work causes damage (electrical fire from unpermitted wiring), you face potential liability.

The Permit Process

Submit plans to your local building department (your GC typically handles this)
Pay the permit fee (usually $200-$2,000 depending on scope)
Receive the permit (1-3 weeks in most areas)
Post the permit on site
Schedule inspections at required stages (rough-in, final)
Receive inspection approval
Close out the permit

How to Handle Permit Delays

Permits can take 1-3 weeks for approval. Plan for this:

File permits the day you close on the property
Start with work that doesn't require permits (demo, cleaning, ordering materials) while waiting
Build the permit processing time into your project timeline

At Seller's Little Helpers

We pull all required permits on every project. No shortcuts. We've built permit processing time into our standard timelines so there's no surprise delay.

Permit costs are included in our scope of work line items. You know the cost before work starts.

Book a $150 scope visit at sellerslittlehelpers.com - we handle permits, inspections, and code compliance so you don't have to. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

Permits and Real Estate Investors: What You're Required to Pull and Why