19 Questions Answered · Brevard County, FL
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. 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. Investors appreciate this because cash flow is the killer in flipping. We document with photos and quote remediation before work proceeds.
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. Medium rehab: 30 days is tight - usually 6 weeks realistic. The deciding factor is usually what sits behind the walls and in the systems, not the cosmetic wish list, so have the roof, HVAC, electrical and plumbing checked before you pick a tier. In a home built before 1978 any work that disturbs painted surfaces also has to follow lead-safe practices under the EPA Renovation, Repair and Painting Rule.
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). BRRRR (Buy, Rehab, Rent, Refinance, Repeat) projects often have different scope - more focus on durability and minimal maintenance vs flip-level aesthetic.
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. For a rental, that usually means hard-wearing flooring, simple fixtures that are easy to source again, and money spent on systems a refinance appraiser and future tenants will notice rather than trend finishes. Share your hold period and target rent up front so the scope reflects how long you plan to own the property.
Investor projects often get priority if scope is clearly defined. We typically can start 2-4 weeks from contract signing depending on workload. Having scope, material selections and property access settled before signing is what keeps that window short. Under section 489.126, Florida Statutes, a contractor who takes more than 10 percent of the contract price up front must apply for permits within 30 days and start work within 90 days after the permits are issued, unless there is just cause or a written agreement says otherwise.
We can do either. Most investors pick durable, neutral materials from our standard packs to save selection time. Some investors specify exact materials. Picking from a standard pack shortens decisions and makes later repairs simpler, since replacement pieces match across turns. If you specify your own materials, confirm lead times and availability before the schedule is set, because one late delivery holds up every trade that follows.
Most investor contracts: 25% deposit, 25% mid-project, 25% at substantial completion, 25% at final walkthrough. Smaller projects sometimes 50/50. Tie each draw to a milestone you can verify on site rather than to a calendar date, and collect lien releases from subcontractors and suppliers before releasing payment. Residential contracts over $2,500 must also include the Florida Homeowners' Construction Recovery Fund notice under section 489.1425, Florida Statutes.
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). Investor projects often get priority if scope is clearly defined.
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. BRRRR (Buy, Rehab, Rent, Refinance, Repeat) projects often have different scope - more focus on durability and minimal maintenance vs flip-level aesthetic.
Yes - photo documentation throughout the project for your records, listing photography, and any insurance claims. Ask for photos of framing, plumbing and wiring before walls are closed, since those images are impossible to recreate later and help a buyer's inspector, an appraiser or an insurer see what was replaced. Keep them organized by room and date so they are easy to hand off at sale or refinance.
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. Before signing one, check that it states the added or credited cost, the revised completion date and any change to the payment schedule. Keeping a running total of approved changes lets you compare the project against your budget and after-repair value at any point.
Yes. We hand off cleaned + finished property to staging or listing photography. Standard cleaning is included; deep professional cleaning available as add-on. If your property is in a higher-crime area, we can coordinate with property managers for additional security.
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. Build a contingency into your budget before closing so a discovery does not stall the project. Painted surfaces in homes built before 1978 may contain lead-based paint, and the EPA Renovation, Repair and Painting Rule requires lead-safe certified firms and work practices when that paint is disturbed.
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. Ask for a lock box access log so you know who entered and when, and keep new appliances off site until the day they are installed. Also check whether your insurance policy has vacancy conditions, because coverage for an empty house can differ from an occupied one.
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. Get the terms in writing before the referred projects start, including how a project counts toward the yearly total and whether you prefer a credit or a payment. If you work in real estate, check whether your brokerage policy or professional rules limit accepting referral fees.
Limited scope only (single bathroom while alternate works, paint while tenant is out for the day). Most major work requires vacant property. Before agreeing to occupied work, review the lease for entry notice terms and confirm the tenant keeps a working bathroom and kitchen each night. Agree on dust control, noise hours and utility shut-offs in writing, and in a home built before 1978 the lead-safe practices required under the EPA Renovation, Repair and Painting Rule matter even more with occupants present.
High-end kitchen in a $250K neighborhood. Doesn't add value because comps don't support the price. Match scope to market. Pull recent sold comps from the same neighborhood and match finish levels to what those buyers or renters actually paid for. Money usually works harder on items appraisers and inspectors note, such as the roof, HVAC and windows, than on premium finishes the market will not reward.
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. Limited scope only (single bathroom while alternate works, paint while tenant is out for the day).
Yes - we run portfolios for some Brevard investors with 5-20 units. Standardized scope, recurring crews, consistent material specs. Volume discounts on material packs. Standard specs also simplify turnover maintenance, since paint colors, flooring and fixtures can be replaced from the same list across every unit. For a portfolio, ask for a separate scope and budget per address so each property's costs stay clear for financing and tax records.
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