19 Questions Answered · Brevard County, FL
Plain-English answers from a contractor working in Brevard County every week.
Yes - regular investor clients across Brevard. We understand the holding-cost clock and quote firm timelines + budgets so investors can plan cash flow.
Light ($15-30K, 3-5 weeks): paint, flooring, fixtures, light kitchen/bath. Medium ($35-75K, 6-10 weeks): cabinet replacement, full baths, HVAC, some systems. Heavy ($80K+, 12-20 weeks): structural, additions, full systems.
We quote based on the After-Repair Value target you provide. We don't over-spec a luxury kitchen in a starter-home neighborhood (kills ROI) and we don't under-spec a flip in a luxury area (gets ignored by buyers).
Yes. BRRRR (Buy, Rehab, Rent, Refinance, Repeat) projects often have different scope - more focus on durability and minimal maintenance vs flip-level aesthetic. We adjust scope to the strategy.
Investor projects often get priority if scope is clearly defined. We typically can start 2-4 weeks from contract signing depending on workload.
We can do either. Most investors pick durable, neutral materials from our standard packs to save selection time. Some investors specify exact materials.
Most investor contracts: 25% deposit, 25% mid-project, 25% at substantial completion, 25% at final walkthrough. Smaller projects sometimes 50/50.
Same as any other - Brevard County requires permits for plumbing, electrical, structural, HVAC. We handle permitting. Some investors skip permits to save time but this kills resale (buyer's agent checks).
Light rehab: yes, often 3-4 weeks. Medium rehab: 30 days is tight - usually 6 weeks realistic. Heavy rehab: not in 30 days. We quote firm timelines and meet them.
Yes - photo documentation throughout the project for your records, listing photography, and any insurance claims.
Written change orders signed before extra work. We document the cost and the schedule impact. Investors appreciate this because cash flow is the killer in flipping.
Yes. We hand off cleaned + finished property to staging or listing photography. Standard cleaning is included; deep professional cleaning available as add-on.
Brevard has a lot of 1960s-90s homes that hide things behind drywall: rotted framing, old wiring, mold, asbestos in some pre-1980 popcorn ceilings. We document with photos and quote remediation before work proceeds.
We make sure homes are locked at end of each day. Lock boxes for crew access. If your property is in a higher-crime area, we can coordinate with property managers for additional security.
For investors who refer 3+ projects per year, we offer a referral discount on your own projects or referral fees if you prefer. Discuss terms with us.
Limited scope only (single bathroom while alternate works, paint while tenant is out for the day). Most major work requires vacant property.
High-end kitchen in a $250K neighborhood. Doesn't add value because comps don't support the price. Match scope to market.
Cheap fixtures and quick paint in a $500K+ neighborhood. Buyers in that range see right through it. Get the appearance right at the right price points.
Yes - we run portfolios for some Brevard investors with 5-20 units. Standardized scope, recurring crews, consistent material specs. Volume discounts on material packs.
Free in-home consultation. We answer every question and put it all in writing.
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