Contractor for real estate investors in Utah

Your carrying costs are part of the scope

An investor rehab isn’t a remodel with different paint. Every day the property sits, you pay interest, taxes, insurance, and utilities — so a schedule slip isn’t an inconvenience, it’s a line item. We treat it that way. Sequencing, procurement lead times, and inspection dates get planned before demo starts, because the cheapest week of the project is the one you never have to carry.

Scope discipline is the other half. Your budget was built on a specific scope, and the fastest way to lose a deal’s margin is a contractor who “might as well” their way through it. We write scopes tight, price them line by line, and put every change in writing with a cost and a schedule impact before the work happens — not on the final invoice.

We also price to the right standard. Rent-ready means durable, cleanable, mid-grade: LVP that survives tenants, semi-gloss trim, fixtures you can replace from stock. Flip-finish means spending where buyers look and appraisers count — kitchens, baths, curb appeal — and not a dollar past the comps. They are different specifications with different budgets, and we’ll tell you which one each room deserves.

If your deal runs on hard-money or rehab-loan draws, we align milestones to your lender’s draw schedule and document completed work with photos and itemized progress billing, so releases don’t stall your subs.

How we scope an investor project

1. Walk the property with your numbers. Purchase price, ARV or target rent, and hold timeline shape the scope. A rehab scoped without the deal math behind it is just a wish list.
2. Write a line-item scope. Quantities, materials, allowances clearly labeled as allowances, and exclusions listed by name. You can hand it to a lender or a partner and defend every line.
3. Set the finish standard room by room. Rent-ready here, flip-finish there. We’ll push back if you’re over-improving for the block.
4. Sequence to your draws and permits. Milestones mapped to lender releases, inspections booked ahead, long-lead items ordered before demo.
5. Build with written change orders. When the walls open and something changes, you get cost and schedule impact in writing before anyone proceeds.

What we flag that other walkthroughs miss

The rehab that blows a budget is rarely the kitchen. It’s what nobody priced. Before your numbers are final, we look for:

• Sewer laterals. Older Provo, Orem, and Salt Lake housing stock often carries original clay or deteriorated lines. A camera inspection costs little; a lateral replacement found after closing does not.
• Panel capacity. Many mid-century homes still run 60–100 amp panels. Add air conditioning, an appliance package, or a basement unit and you’re into an upgrade — Grandview holds the contract and manages licensed electricians; we coordinate, sequence, and quality-check their work within your project.
• Soil movement. Expansive clay and collapsible bench soils along the Wasatch Front produce stair-step cracks and out-of-level floors. Some are cosmetic. Some are foundation work. We’ll tell you which before you commit.
• Radon in basement finishes. Utah’s geology tests high, and the EPA recommends testing before you finish below-grade space. If your value-add plan includes finishing a basement, mitigation belongs in the budget, not in the surprise column.
• Permitting timelines. Fast-growth cities like Lehi, Saratoga Springs, and Eagle Mountain process differently than established Provo, Orem, or Salt Lake City — and the difference is measured in weeks of carrying costs. Verify specifics with the city’s building department; we build the wait into the schedule either way.

Larger or multi-property plans benefit from preconstruction before you buy — see planning & project management for scope validation and budget-range work at the offer stage.