We are looking at bringing up to date 87 townhouses and 30 apartments over a 4 year period. We will be hiring a project management company to handle the work.
The work will involve; flooring, kitchens, bathrooms, interior doors, closet doors, and interior lighting.
I am looking for the opinion of contractors who have experience dealing with this kind of project for some advice.
Which is more practical from the contractors stand point (less expensive), doing all of the required work in a unit all at once? Or doing one job at a time in each of the different units?
Trying to determine which makes more sense, any insight would be helpful. Please keep in mind the units are not vacant, so if everything is done all at once in a unit we would have to pay to rehouse the occupants somewhere else.
Cheaper to do it all at once, however can be problematic with tenants. Next best is to do one floor at a time. Depending on the scope of work, end the first trades, and have the others to follow, in a rapid fashion. Otherwise, it can be a nightmare. Doing one at a time would take a long time and drive costs higher then expected.
You might get varied opinions with regards to your question.
The reason being is that depending on the specific contractor and crews available it might make sense to do an entire unit at once.
Let's take the townhouses as an example. Depending on the type of townhouse number of bathrooms etc we could do an entire unit without tenants having to.move out and save you some money. We would do one bathroom at a time in that unit so that other bathrooms are available. Kitchen would be made well ahead of time once all measurements are taken so that there will.be minimal disruption of tenants not having a kitchen.
Flooring can be done 3 days before kitchen goes in Scheduling ahead can make this possible.
If you do one item at a time in a townhouse i.e bathroom. then flooring. then doors. etc can be very disruptive because it will be a constant in and out and some tenants may not favour that approach.
This is a short explanation.
You will get very mixed opinions on this. If set up properly you could have minimal downtown doing say 4-5 at once. It would need to be planned accordingly so that, kitchens, fixtures, paint colours, flooring etc is all signed off and orders a head of time.
It's best to divide units in sections over the 4 year period. Better pricing on volume and less on mob and demob costs. You will save if contractor also project manages Eg I offer design, construction and project management as one fee.
The best approach as I see is doing a few of the units for the same item at the same time.....i.e start with renovating the bathrooms ( start demo for these specific few units at the same time, then do the plumbing, then the tiles,...etc) till washrooms are done, then start with kitchens but make sure to not start any kitchen renovation unless the cabinets are ready, and so on till you are done with these ones then do the same thing with the rest of the units on stages. That way you will finish faster with the most economical solution but all depend on the qualifications of the project management company that you will hire.
This is definitely a project where there are some options to save money. We have done similar projects like this before and it's always been better to do these by job type and not completing full units. Typically, you can do some of the work concurrently with other items to impact residents less.
All the best.
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