Fixed scope, a hard completion date, a schedule of values you can draw against, and a specification set to the comparable sales rather than to anyone's taste. That is how Remodeling Beverly Hills contracts with investors flipping property in Beverly Hills and across the Los Angeles Westside.
The two ways a flip loses money are overbuilding the finish and blowing the schedule. Call (424) 766-1835 before you close, and we will walk the property with you while the price is still negotiable.
Walk it before you buy it
The most valuable hour we spend with an investor is on a property they do not own yet. Renovation budgets are set from a walkthrough during due diligence, and the items that destroy a pro forma are almost always structural, mechanical or regulatory rather than cosmetic.
The five we check first on Westside property: foundation condition and evidence of movement, because underpinning is a six-figure line item that does not show up in the after-repair value; sewer lateral condition, which a camera inspection settles for a few hundred dollars; electrical service capacity, since a panel upgrade and a rewire on a 1940s house is $25,000 to $60,000; unpermitted additions, which have to be legalised or removed before a conventional buyer's lender will fund; and roof age.
An accurate scope during due diligence is worth more than a low bid afterward. A number that is wrong by $80,000 does not become right because it was cheap to obtain.
Building to the comps
The discipline that separates profitable flips from expensive ones is specifying to the sale price rather than to the photograph. A $2.4 million comp in the Beverly Hills flats does not require the same kitchen as a $6 million one, and the market will not pay for the difference.
What buyers in this market consistently pay for: an open kitchen with an island, a genuinely renovated primary bath, consistent flooring throughout instead of a change at every doorway, good lighting, and clean, well-proportioned exterior curb appeal. What they consistently do not pay a premium for: high-end appliances beyond the tier of the comps, elaborate smart-home systems, expensive landscaping beyond tidy, and bespoke millwork in secondary rooms.
The other half of the discipline is not leaving obvious gaps. A beautiful kitchen next to an untouched 1970s bathroom reads as unfinished and it drags the whole property's perceived value down more than the bathroom would have cost to do.
How we contract with investors
Fixed scope and fixed date
A line-item scope with allowances stated explicitly, a fixed price against it, and a completion date in the contract. Changes are priced in writing before they happen. Investors carry hard money, and a schedule that slips by six weeks costs real money, so the date is treated as a deliverable.
Schedule of values and draws
The contract price is broken into a schedule of values tied to completed milestones, which is what most rehab lenders require for draw inspections anyway. It keeps payments matched to progress in both directions.
Permits, and the legalisation question
We will pull permits for the work. Where the property has existing unpermitted square footage, the decision to legalise it, remove it, or disclose it is yours and it belongs in the pro forma from the start. Legalising an unpermitted addition typically takes two to five months and can require structural work to bring it to current code.
Schedule, which is the actual budget
The single most common scheduling error we see is starting design after close rather than during escrow. Drawings, engineering and plan check can all begin before you own the property, and doing so removes two to four months from the holding period. On a $2 million purchase with hard money, that is not a small optimisation.
| Scope | Construction time | Add for permits |
|---|---|---|
| Cosmetic refresh | 4-7 weeks | None to 3 weeks |
| Kitchen, baths, floors, paint | 8-14 weeks | 4-8 weeks |
| Full interior gut, same footprint | 16-24 weeks | 8-14 weeks |
| Gut with layout and structural changes | 22-34 weeks | 12-20 weeks |
| Addition or ADU included | 30-48 weeks | 16-28 weeks |
Permit time runs in parallel with design and material procurement, not after. Estimates only.
Talk to a Beverly Hills remodeling contractor
On-site estimate, straight answers on budget and schedule, and a written scope before anyone swings a hammer.
Call (424) 766-1835Frequently asked questions
Will you walk a property before I buy it?
Yes, and it is the most useful thing we do for investors. We will assess foundation, sewer, electrical service, roof and unpermitted work, and give you a scope and budget range while the price is still negotiable.
Do you work to a fixed price and fixed date?
Yes. Investor contracts are fixed scope, fixed price with stated allowances, and a completion date written into the agreement. Changes are priced in writing before the work happens.
Can you work with my hard money lender's draw schedule?
Yes. We contract against a schedule of values tied to completed milestones, which is what draw inspections are measured against. We have no issue with lender inspections on site.
What if the property has unpermitted square footage?
You have three options: legalise it, remove it, or sell with disclosure. The choice belongs in the pro forma before you close. Legalisation typically takes two to five months and can require structural, egress and energy upgrades to meet current code.
How do I avoid overbuilding the flip?
Specify to the comparable sales rather than to a photograph. We will price two or three specification tiers against the comps in your target range so the decision is made on numbers rather than on taste.