41 Step Process

Initially, the sequence of doing things on my rehab really stumped me. I had a pretty solid handle on the fundamentals and various scopes of work, but I didn’t quite understand how they fit together.  

It may sound odd, but this confusion with sequencing on a self-managed renovation is common since a home rehab has lots of steps. It can be hard to know where to start and what to do when.

With each of my projects, a pattern began to emerge. I found myself doing certain things in a specific order, and the proper sequence started to become clear. In some ways, renovating my own home was like any job, and things just started to click. 

There are some initial steps that need to be done if the house has been condemned or vacant for a while, but after that, my process can be applied to any renovation. I found my approach safe, practical, and enjoyable. And more times than not, it was profitable in the end when I sold, and in the worst cases, I simply broke even.

        My pattern of activities and scopes is certainly not the only way, but it works for me, and I never get tired of sharing it when curious people ask, “How do you go about saving a house this bad?” There are too many great homes out there, properties in gnarly shape eagerly awaiting rehabilitation—aka pig’s ears. For me to keep my triumphs and tribulations all to myself feels like bad rehab karma.

Step 1 - Get an Agreement on Paper

Nothing fancy. Just to the facts to move forward toward the closing.

Step 2 - Line Up Insurance 

Big insurance companies might not be interested in covering a pig's ear rehab, but independent agents with have a Vacant Dwelling Policy if you need one.

Step 3 - Take Pictures and Get Video 
Take pictures before you pull your first weed or pick up a single piece of trash.

Step 4 -  Clean Up the Property 

Clean up the yard.

Step 5 - Transition from Buyer to Owner

Step 6 - Secure the Property
Make the property secure.

Step 7 - Shift into Salvage Mode 

Divide what's been left behind by previous owners into two categories; useables and sellables.

Step 8 - Clean Out the Interior 
Get rid of things inside the house that have no use or value.

Step 9 - Create a Sketch of the Floor Plan 
Create an accurate, scaled drawing of the existing layout on graph paper.

Step 10 - Get Your Official Permission  
Obtain any necessary, official authorization from local authorities to fix-up the home.

Step 11 - Redraw Your Floor Plan 

Create a modified sketch on graph paper that shows how you want the house to look when your finished.

Step 12 - Get Temporary Utilities on Site  
In the early stages of the project, you may need temporary power, water, and maybe even a port-a-let. 

Step 14: Take Out the Crud and Save What You Can 

Get the house ready for your changes by demoing walls. Get debris and damaged material out of the house. Save materials that still have life.
     

Step 15 - Revising the Floor Plan 
After the demolition phase you may need to make some changes to the drawing you came up with in Step 8. 

Step 16 - Coming to Terms with Limitations
Give yourself an honest evaluation.  Come to terms with what you know and what you can do yourself. 
     You Can Do It 

Step 17 - Evaluating the Base, Bones, and Roof 
Although their order may vary, the first three things are always the same. 
     More About the Roof 

Step 18 - Addressing Structural Issues

Step 19 - Completing Non-Structural Framing 
Button up the framing; Interior openings, deadwood, knee walls, and blocking. 

Step 20 - Closing Up Exterior Openings  
Getting the doors and windows set on the exterior walls puts the renovation in a position to be worked from the inside and outside simultaneously.

The Exterior Façade 
Brick, Siding, Stucco, Soffit, Fascia, Trim, and Handrail.

 
Exterior Caulking and Painting 
Painting the outside can make a big difference, but don't underestimate the value of caulk to make the work look like it was done by a pro.

Step 20 - Rough-In: Plumbing, Gas, HVAC, Electrical, and Technical Wiring)

Bring in the Reincarnation of Einstein 
Plumbing Rough-In 

Pulling Wire:  Electrical Rough-In 
On the interior, I prefer to sandwich the electrical R/I in between the plumber and HVAC.

Some Like it Hot, Some Like it Cold 
Heating and Air Conditioning Rough-In

Step 21 - Addressing Pest Control
After rough-in is complete we bring in the pest control specialists before we cover the crawl space with a vapor barrier.

Step 22 - Insulation
On our projects we use a lot of Batt insulation, some blown, and a small amount of spray foam.  And along with them we install the baffle vents.

Step 23 - Interior Skin 

Step 24 - Blown Insulation 
Blowing insulation in the attic (above the ceiling) can be completed after the drywall has been hung.

Step 25 - Flooring 
Wood floors, vinyl, laminate, tile...everything except carpet.

Step 26 - Installing Cabinetry  
Custom, salvaged, built-ins, or units the DIYer can assemble and install themselves, they all must be installed after the flooring and before tops and interior trim. 

Step 27 - Completing Tops on Cabinets 
The kitchen and baths will take a big leap toward looking complete when you add the tops to the base cabinets and vanities.

Step 28 - Interior Doors (December 8, 2012)
Pre-hungs, closets, and pocket doors.

Step 29 - Interior Trim

Base, door trim, windowsills and skirts, stair railings w/ pickets, wainscoting, crown molding, chair railing, etc. 

Step 30 - Wall and Ceiling Finishes

Pace yourself on the caulking work and keep it simple on the painting.

Step 31 - Plumbing and Electrical Trim-Out
The house is big enough for your plumber and electrician to wrap up their scopes at the same time.

Step 32 - HVAC Trim-Out & Start-Up
Heating, Ventilation, and Air Conditioning follows Plumbing and Elec. Trim-Out

Step 33 - Technical Trim-Out

Step 34 - Yanking the Temporary Services

Step 35 - Installing Temporary Specialties : Door Hdw., Mirrors, Bath Accessories, Shelving, & Cab. Knobs  
Making the house feel like a home.

Step 36- Sanding and Wood Floor Finishing  
Allow a long weekend for this if you can. 

Step 37 - Carpet
I've learned to leave this scope to the pros. 

Step 38 - Appliances 
Don't forget to protect those wood floors. 

Step 39 - Receiving a Certificate of Occupancy

Step 40 - Landscaping 

When the trades are done, making the outside complete is like placing a bow on a wrapped gift.

Step 41 - Taking After Pictures

Your house may not be a Pig's Ear, but my advice will go a long way in helping you resurrect any property you buy into the home you imagine it can be.

As a side note, keep in mind that everything after Step 12 is as applicable to new construction as it is to an extremely run-down home.