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Old 01-11-2020, 10:03 AM   #1
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Man Hours


How many man hours do you typically take to redo a kitchen. I run a home flipping business and we are trying to break out the labor for each aspect of what we do. By example, typically, 2 men do a bathroom in 2 weeks, or 160 hours. I'm estimating the kitchen to take for 2 men one full month, or 320 hours. Appreciate your thoughts and experience.
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Old 01-11-2020, 10:12 AM   #2
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Re: Man Hours


How expensive is a car? Same answer. Depending on what you want, could be 1k or 100k.

Too many variables. Afraid you’re the only one that can answer that question.

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Old 01-11-2020, 10:44 AM   #3
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Re: Man Hours


Do you have any idea how many variables are in a kitchen remodel?

After seeing other kitchens done by house flippers and the poor quality and workmanship I saw it must only take a few days
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Old 01-11-2020, 12:23 PM   #4
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Re: Man Hours


Quote:
Originally Posted by Jakez View Post
How many man hours do you typically take to redo a kitchen. I run a home flipping business and we are trying to break out the labor for each aspect of what we do. By example, typically, 2 men do a bathroom in 2 weeks, or 160 hours. I'm estimating the kitchen to take for 2 men one full month, or 320 hours. Appreciate your thoughts and experience.
Asking how many man hours it take for someone else to do a generic kitchen without any particulars isn't going to yield you any real useful info... that said, even if you had the particulars (footprint, amount of cabinetry, flooring electrical, plumbing, tops, etc.) , how much time it takes YOUR crew to do the work is going to vary from someone else based on a variety of factors including but not limited to experience, processes, job management, materials on hand, subs, permitting, etc...

The most productive way forward is looking at past jobs to get a guesstimate of their productivity to this point and track future jobs to draw in on the number you're looking for I'm assuming for estimating purposes... until you have those historical numbers that relate to your operation, it's in your interest to multiply your current guesstimate by a factor of 1.25 to cover your bases...

Last edited by KAP; 01-11-2020 at 12:56 PM.
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Old 01-11-2020, 01:51 PM   #5
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Re: Man Hours


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Old 01-11-2020, 03:07 PM   #6
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Re: Man Hours


You are obviously not a GC if you are asking this question. Just trying to beat down your contractor so you can try and eek out a profit on your ever so risky deals?
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Old 01-11-2020, 03:43 PM   #7
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Re: Man Hours


2 guys need 2 weeks to remodel a bathroom?

Better be a huge complicated bathroom, or you need to focus on efficiency.
Quote:
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How many man hours do you typically take to redo a kitchen. I run a home flipping business and we are trying to break out the labor for each aspect of what we do. By example, typically, 2 men do a bathroom in 2 weeks, or 160 hours. I'm estimating the kitchen to take for 2 men one full month, or 320 hours. Appreciate your thoughts and experience.
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Old 01-11-2020, 03:47 PM   #8
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Re: Man Hours


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2 guys need 2 weeks to remodel a bathroom?

Better be a huge complicated bathroom, or you need to focus on efficiency
Can you remodel a bathroom in under 2 weeks? If so what does that schedule look like? I am talking full gut renovation not replacing fixtures and tile...
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Old 01-11-2020, 05:06 PM   #9
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Re: Man Hours


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Can you remodel a bathroom in under 2 weeks? If so what does that schedule look like? I am talking full gut renovation not replacing fixtures and tile...
Also curious. I see so many of these companies (the ones that advertise in flyers next to coupons for restaurants) who claim "most projects completed in one day" or "we start Monday and finish Friday. I'm skeptical of finished quality and long term quality of these projects.




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Last edited by EricBrancard; 01-11-2020 at 05:15 PM.
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Old 01-11-2020, 05:12 PM   #10
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Re: Man Hours


Quote:
Originally Posted by Lettusbee View Post
2 guys need 2 weeks to remodel a bathroom?

Better be a huge complicated bathroom, or you need to focus on efficiency.

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Also curious. 160 hours for a bathroom just isn't every market.
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Old 01-12-2020, 08:34 AM   #11
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Re: Man Hours


Quote:
Originally Posted by EricBrancard View Post
Also curious...

Permits
Site protection
Demo
Framing for any new partitions or shower/tub
Pulling up sections of floor or cutting out drywall below to access plumbing/ electrical runs
Plumbing rough
Electrical rough
Rough inspection
Insulation (thermal/sound)
Insulation inspection - if required
Drywall, tape, finish
Prime
Waterproofing
Flood test inspection - if required
Tile work
Measure/order shower door
Cabinet install
Counter template
Counter install
Doors and Trim install
Paint prep
Paint - Ceilings, Walls, Trim, doors
Plumbing - finish
Electrical - finish
Install mirrors, shower doors, towel bars, etc
Final Inspection
Touch ups
Since I work in mostly historic homes, I would need to add leveling of the floor, walls and ceiling. In essence frame a room within a room. 2 weeks is a pipe dream for me...
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Old 01-12-2020, 11:47 AM   #12
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Re: Man Hours


I was referring to average 5x8 bathroom.
Around here no permit required unless you are relocating electric or plumbing fixtures.
Day 1 demo
Day 2 plumbing, replace showw8valve and stops, install tub or shower pan, fix rotten floor framing
Day 3 wall board
And on and on

So many variables to any job. I have a friend who is crushing it on 1 week turnaround bath remodels. He does all his own labor. Including plumbing, which could land him in trouble. But he is better than most at drywall and tile. Again, this is on the average 5x8 bathroom typical of 70s, 80s, and 90s vintage homes around here.



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Old 01-12-2020, 12:14 PM   #13
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Re: Man Hours


Quote:
Originally Posted by Lettusbee View Post
I was referring to average 5x8 bathroom.
Around here no permit required unless you are relocating electric or plumbing fixtures.
Day 1 demo
Day 2 plumbing, replace showw8valve and stops, install tub or shower pan, fix rotten floor framing
Day 3 wall board
And on and on

So many variables to any job. I have a friend who is crushing it on 1 week turnaround bath remodels. He does all his own labor. Including plumbing, which could land him in trouble. But he is better than most at drywall and tile. Again, this is on the average 5x8 bathroom typical of 70s, 80s, and 90s vintage homes around here.



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A one week bathroom is on a different quality tier than what were doing. I'm sure it's fine and he's making money and his customers expectations are hopefully being met, but we're talking Ford Fusion vs vs Audi RS7.
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Old 01-12-2020, 12:23 PM   #14
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Re: Man Hours


Thread was started by a flipper. 90 per cent of flippers I've seen are churning out sub par work.



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Old 01-12-2020, 12:25 PM   #15
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Re: Man Hours


Quote:
Originally Posted by Lettusbee View Post
Thread was started by a flipper. 90 per cent of flippers I've seen are churning out sub par work.



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Only 90%?
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Old 01-12-2020, 12:30 PM   #16
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I know exactly one guy that is doing next level flipping on a high end custom scale. Not for the weak of pocketbook.
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Only 90%?
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Old 01-12-2020, 06:15 PM   #17
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Re: Man Hours


I did several high end flips from 2000-2007. All sold with multiple offers the first weekend of showing and had double digit profit margins. I don't see those kinds of deals any longer and I feel bad for most purchasers of flips, given the quality of work I see now.
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Old 01-12-2020, 07:36 PM   #18
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Re: Man Hours


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I feel bad for most purchasers of flips, given the quality of work I see now.
Ain’t that Gods honest truth. In the Chicagoland area their favorite trick is to paint the old rusty galvanized rain gutters with high-gloss paint. It lasts about 90 days until it starts flaking off in pieces the size of your hand. If I had a dollar for every time I saw an oversize downspout (3x4”) on a 2x3 outlet....I wouldn’t have to work anymore.
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Old 01-12-2020, 11:15 PM   #19
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Re: Man Hours


I only make this post for all the folks reading a open forum and maybe a contractor reading looking to learn

The knowledge on how to estimate/price work comes over time with jobs you have performed.
Your work history is the best way to judge the amount of time needed to perform tasks.
Now having said that I only know my market and the construction methods here, I would never try and price a job in Chicago, not my pool and I may sink.
But remember those 3 words in real estate location, location, location make a big difference in all estimates.
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Old 01-13-2020, 08:11 AM   #20
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Re: Man Hours


Quote:
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Thread was started by a flipper. 90 per cent of flippers I've seen are churning out sub par work.



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Holy smokes isn't that the truth....

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