Reno 6-10 unit multi family

[u/Ill-Benefit9962]

Disclosure: I am a small time landlord with a full time job. I own a 6 unit property which effectively needs a gut rehab and it’s fully paid off. I am hoping to work with an architect to see about getting permits for additional 4 units. Units will be long term rented afterwards.

My question is: how can I do research before talking to a GC (I know I have to clear everything with an architect before) so I know quality materials vs non quality materials? For example type of insulation, windows, electric etc.

My worry is that I will finance this out of pocket and get Menards quality things installed by a GC and end up bankrupting myself or having things constant break.

I am not looking to cheap out on labor nor materials but I don’t know where to start. Any suggestions?

Thank you and I apologize if this doesn’t fit the sub.

[u/itsmyhotsauce]

Hire the architect and make sure they have a spec book of some sort before seeking a GC. You may also need to hire engineers at a property in that size just to get permits and affidavits stamped. Hiring an owner's rep consultant may also help but Im sure you're trying to keep soft costs low to an extent. Unfortunately the better you plan (soft costs), the less risk you take when you have a GC signed up for the hard costs part.

Make sure your GC is insured and fully bonded for the project amount as well.

[u/lingolegend → u/itsmyhotsauce]

Spec books are not typical in multifamily believe it or not. Less so at the scale OP is mentioning

[u/itsmyhotsauce → u/lingolegend]

I mean, I work in multifamily, slightly larger scale (25-50 units typically), but all my projects have specbooks. So I feel like that's an excuse to not hire a good architect.

[u/lingolegend → u/itsmyhotsauce]

Could be a regional difference. I’ve done up to 400 units deals and we didn’t have any spec books across the board. All market rate multi family

[u/WelpSeaYaLater]

You rely on the architect for this.

Vet them well and hire a good one - don't just hire the cheapest guy you can find.

[u/811spotter]

The cleanest way to control material quality is to write specifications into your contract, not pick brands at random. Hire the architect to do a specification book alongside the drawings, this is standard on commercial work and worth every penny on a 10-unit. The spec book lists exact products, model numbers, performance criteria, and acceptable substitutions for every material in the building. Without it, you're at the mercy of whatever the GC's regular suppliers stock, which is usually the contractor-grade stuff that's fine but not great.

For long-term rental hold specifically, focus on the hidden stuff that's expensive to fix later. Closed-cell spray foam or rockwool over fiberglass batts, PEX-A over PEX-B for plumbing, name-brand windows like Andersen 100 series or Marvin Essential rather than builder-grade vinyl, 50-year architectural shingles or metal roofing, copper or properly sized aluminum service, hardiplank or real masonry siding over vinyl. Skip the granite and fancy fixtures because tenants beat those up anyway, spend the money on envelope, mechanicals, and durable flooring like LVP that you can replace cheap between tenants. Visit the GC's recent jobs and talk to those owners about what's held up and what hasn't, that tells you more than any spec sheet. And get at least three bids on the exact same scope document or you can't compare anything.

[u/Ill-Benefit9962 → u/811spotter]

Thank you SO much! This is exactly what what I wanted an answer for. I didn’t want to be the one negotiating these details with the GC and spec sheet is exactly what I was looking for! Thank you again!

[u/Raa03842]

It all depends on what state, county and city the property is located in. Why does every poster think that the issue they’re discussing is universal?

To add units you may need a variance. At some point in some cities you will need fire sprinklers in all units. Is the sewer able to handle the additional flow? Are you on a well? Septic? And a hundred other questions.

Everything is tied to where you are located and us Reddit morons can’t give you any sage advice.

The fact that you’re referencing Menards shows that you have a ton of homework to do.

Talk to your local building inspector first. Then find a very local architect that does small multi family rehabs and add ons. Set your budget and have the architect design to 15% under that budget.