New Host Onboarding Journey - Construction Playbook

Agenda

Initial Assessments
- Scoping Guidelines: CapEx (Foundation, Roof, HVAC, Plumbing, Electrical)
- Spec Items (Solid surface floors, solid surface countertops, furniture, smart lock, smart thermostat, new walls, smoke detectors, fire suppressor, cleaning supplies, fire extinguisher)
- Floor Plans
  - Minimum SqFt
  - Egress (2 forms, minimum egress size)
  - Hallway size
Pre-Assignments
Day 1 Walk
Phase 1 Renovation

MEP’s Permitted
Single Family Renovation
WiFi

Phase 2 Renovation
- Partition Walls
- Furniture
- Door Numbers
- Punch Locks

Final QC - Sign Off

Initial Assessments:

Scoping Guidelines MEP’s

Mechanicals:

Scope to replace HVAC systems > 7 years old. Verify the tonnage of the HVAC will support the additional bedrooms. Each bedroom must have a supply vent, scope to add new duct runs per floor plan as needed. Scope to add a cage to the exterior unit. Verify existing ductwork is in good condition. Verify the return(s) vent placement works for the new floor plan.
Verify existing ductwork is properly wrapped, connected, and transitions properly sealed
Scope to add spec thermostat.

Plumbing:

Scope to replace Water Heaters > 7 years old. All replacements need to be 50 gallon.
Verify house is not on a septic system.
Scope to have the main sewer drain line scoped and video and pictures provided.
Scope to replace any polybutylene plumbing
Galvanized plumbing. If signs of rust at sink and shower/bathtub drains, Scope to replace the galvanized plumbing supply lines. Galvanized plumbing needs to be called out in all scopes, regardless if scoping for replacement or not.
Cast Iron Plumbing. If signs of blistering or flaking on the inside of the pipes, scope to replace. Cast iron plumbing needs to be called out, regardless if replacing or not.
Unless toilets in great condition / like new, scope to replace. No low flow or dual flush toilets.
Scope to remove garbage disposals. Scope to replace any flex drains underneath sinks.
If no pressure regulating valve installed at the house, scope to have one added.
Scope to replace corroded faucets, supply lines, and shutoff valves.
Scope to disconnect any sprinkler systems, along with water softener systems.

Electrical:

Scope to replace any electrical panel that is less than 150 amps. Replace with 200 amp electrical panel if possible. Scope to replace Federal Pacific, Zinsco, & Sylvania GTE Zinsco Electrical Panels. Two wire houses need to have ground wires added.
Install GFCI’s at all wet areas. If panel has no AFCI’s, scope to add.
Scope to add / move Light Fixtures, Switches, and Outlets as needed per the floor plan.
Scope to replace any two prong outlets
Scope to replace ceiling fans w/flush mounts (2 bulb) or recessed lighting
Verify entry and hallways will have lighting once partition walls are installed.
All rooms should have a minimum of two outlets
All bathrooms should have a GFCI and Exhaust Fan

Exterior:

Scope to replace roofs if less than 7 years life expectancy. Florida Markets, scope to replace is less than 10 years life expectancy.
Scope to trim all tree limbs away from house and power lines at least 6’. Scope to trim all bushes at window sill height or lower. Scope to add mulch or pine straw to front landscape islands. Remove any trees that are within 3’ of foundation. Scope for lawn maintenance during renovation and for final landscaping upon renovation complete.
Any exposed areas of wood or peeling paint needs to be patched and painted to match. If excessive scope for full exterior paint.
Scope to replace any rotted areas of siding, fascia, soffit, corner boards, windows, etc. Scope to repair / replace any damaged vinyl siding / trim.
Scope to add additional parking behind the house when possible.

Scope to seal / fill any voids.
Scope to replace rotted door units.
All exterior light fixtures must be in good working condition. Each exterior door should have an exterior light. Replace any rusted exterior light fixture.
If signs of foundation issues, structural or water intrusion. Please note and obtain a bid from a foundation vendor.
Scope to remove all window screens if they are not 100% and in good condition.
Scope to have the house and flat areas pressured washed.
Scope to remove all storm doors and security bars.

Interior:

Scope for full interior paint, unless in great/like new condition. Ceilings are also going to need to be painted due to electrical and HVAC work regardless.
Scope to replace any non solid surface flooring. No carpet or vinyl. Please call out laminate and engineered hardwoods. Tile, LVP, and Hardwoods can stay. If hardwoods require to be refinished, then scope to cover them with LVP.
All countertops throughout house must be solid surface.
All windows will receive a 2” faux blinds, No 1” mini blinds. Exterior doors with 9 lites or more will receive a 2” faux blind.
All windows must open and close properly and have a working lock.
Unless appliances are brand new or in great/like new condition, scope to replace. Scope to add a second refrigerator if 7 or more bedrooms.

Scope to remove all dishwashers and cover the opening with plywood. Paint to match the existing cabinets.
Scope to cover all fireplace openings with plywood. Paint to match walls or trim color.
Scope to add smoke detectors to all rooms and hallways. Do not install a smoke detector in the kitchen.
All light bulbs should be LED and all doors should have a stop.
Scope to replace or reglaze dated tile in kitchen and bathrooms.
Scope to replace damaged cabinets and vanities.
Scope to paint dated, but good condition cabinets.
All bathrooms need an exhaust fan. Exhaust line must run to the exterior, not attic.
Scope to add insulation if sparse in the attic.

Spec Items

Schlage Encode Smart Deadbolt (dead link)
HoneyWell Smart Thermostat
Fire Suppressor
Fire Extinguisher
Smoke Detectors (dead link)

Interior Paint Colors

Exterior Locks Hardware / Locations

Appliances

Staging / Furniture:

Floor Plan

All rooms must be able to fit an 80 sq ft rectangle. No side of that rectangle may be less than 7’ long.
All rooms must have 2 forms of egress, one of which is to the exterior. Exterior egress must have a minimum of 5.7 SqFt openable area.
When adding partition walls, all hallways should be a minimum of 36” wide
No more than 4 rooms to 1 full bathroom
Ideally no load bearing walls need to be removed or modified
Ideally no new forms of exterior egress need to be added or window sizes increased.
Ideally all houses have two exterior doors. A front and rear door.
Keep in mind vaulted ceilings. Sometimes adding a drop ceiling can be the easiest route to address if adding partition walls.

Pre-Assignment

If possible schedule the GC and/or Specialty Vendors to visit the property prior to Close of Escrow.
- Review the floor plan
  - Light Fixture place
  - Light Switch Placement
  - New Walls Layout
  - New Door placement
  - HVAC supply vent/duct run placement
- Obtain bids for big ticket items:
  - Roof
  - Flooring
  - HVAC
  - Electrical
  - Plumbing
Award Scope of work to Turnkey General Contractor or Award scopes of Work to General Contractor and Specialty Vendors.
Align on permit requirements.

Phase 1 Renovation

Perform Day 1 Walk the day after Close of Escrow
- Review floor plan, scope of work, completion dates, permitting, and verify all utilities are active. Address any changes to the scope of work or floor plan that day.
Mechanical, Electrical, Plumbing, Roof, Foundation Vendors to pull their individual permit. If project includes a bathroom addition, adding a new window, increasing a window opening, removing a load bearing wall, then a General Renovation Permit is required and a licensed General Contractor will need to obtain the permit.
Schedule to have the main sewer line scoped, have the vendor provide a video, photos, and quote for repairs/replacement if recommended.
Within 5 business days of the Day 1 Walk the initial landscaping, demo, and trash out should be 100%. This will keep neighbors happy and minimize Code Enforcement Violations.
If there is any foundation work that is needed, have that performed first.
If no foundation work is needed, schedule to have the roof replaced or repaired if that is required.
Schedule Pest Control if needed
MEP vendors to perform rough in work the first week of renovation. Once completed and inspections have passed, other contractors can begin.
Drywall / Paint
- Once completed order Phase 2 product: Partition Walls, Room Numbers, Punch Locks, Cleaning Supplies, and Furniture/Staging
Countertops, light fixtures, HVAC grills, vanity install, attic insulation, blinds, toilets, faucets, bathroom hardware
Flooring and Internet Installation
Appliances and Spec Items
Program Smart Lock and Thermostat

Phase 2 Renovation

Once all permits are 100% green tagged, Phase 2 renovation can begin.
Install Partition Walls (Juuno Stud System or Compression System w/Stick Frame or Metal Studs)
- Do not fastener the bottom plate to finished floor
- Recommend wainscot versus drywall for finished product
Install staging / furniture
Install door numbers
Install / Program Punch Locks
Final Landscaping
Final Clean

Partition Walls

Final Quality Control / Onboarding

Baseline Inspections - Confirming Home Ready

When: Occurs upon the nearing of rehab completion by Fund Construction Team. Fund Construction Team will flag to Asset Mgmt Team that property is ready for this, and an email from Asset Mgmt will inform PM that this property is ready for baseline inspection.

What: The goal is to ensure our vendors have not missed anything and that the property is ready to be lived in from a quality control perspective. Property managers tend to accomplish this through a tool similar to Z-Inspector and there are a few additional items to look for which should be added to your report (email or PDF report).

Baseline Inspections - General Checklist

Window Related: newly created/converted bedrooms must conform to IRC code, must be able to open/close and lock for security/liability purposes in bedrooms. Sill height at owner discretion

Bedroom Furniture - confirm scope is present and working, Smoke detectors in all bedrooms, Blinds present in all bedrooms / bathrooms

Kitchen: Firestop present above stovetop, Enough refrigerators for number of bedrooms, (eg 1 fridge up to 6 people, 2nd fridge needed if 7+ rooms), Dining table and seating present, Ensure that starting cleaning supplies for members are present

Thermostat: connected to wifi and locked

Exterior Items: Front door smart lock is operable, Front door has a passive door knob, Validate exterior trash bins onsite (At least 1 bin for every 5 rooms), Texas unique: for exterior doors which are NOT the front door, need one keyless deadbolt per door (eg blank on exterior, latch on interior side)

Parking Situation / Potential Issues - anything to note that may be cause for concern eventually

Onboarding - Home is ready, now what…

Listing Creation
Trash verification
Photos / matterport ordering
Smartlock / Remotelock Setup
Punchlock Setup
Initial Room Pricing
Utilities Confirmed Working or Setup
Activate Property (never hurts to walk building on day of go live)
Wait for first move in and be proactive with communicating and creating a relationship with the first member (if possible)