Renovation costs and CapEx estimates
I'm curious as to how those of you guys working in REPE come up with your CapEx and renovation costs for multifamily value-add acquisitions - and how you time them in your models.
Do you go visit the property and figure out which units need to be renovated? or do you do it all from your office and google research on how much it costs to buy a new fridge, install a new kitchen, etc and then check with a contractor to see how much they charge?
My guess is the REPE firm gets an OM from an operating partners that has the prelim budget. The REPE firm does a quick analysis to see if the deal pencils. You'd be looking for stabilized YOC after the rennovation vs market cap rates. If you decide to pursue it then you firm up the prices with bids etc.
Summary: I don't think an REPE firm (if LP) is really pricing the stuff in super detail themselves outside of looking at rennovation costs / unit on past projects for the initial screening and are mostly relying on the operating partner. Note if the REPE firm is the operating partner (like Bascom) then I would think they are pricing it.
typically (if most shops operate in the fashion that mine did this summer), the PE firm will partner with a sponsor/GP who takes a minority position in the equity stack (usually 10/90 GP/LP) and in turn oversees any redevelopment necessary over the investment period. The sponsor will interview and ultimately select a GC (general contractor) who will price planned improvements upon reviewing schematic (and eventually construction drawings) provided by the architect/engineers/interior designers. as the above poster mentioned, the OM will typically include the sponsor's capex budget and if initial yields on the deal look good, we will sensitize such inputs for cost overruns etc..
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