We’re currently working on a renovation project involving a 4-unit multifamily building from the late 70s. It’s an older structure and while we’ve dealt with single-family rehabs before, this is our first time on a multifamily setup.
The building’s going to be part of a broader neighborhood improvement plan we’re helping implement alongside the folks managing Urban Complex General Contractor, LLC — they’re focused on modernizing underused urban housing while maintaining its original character. Thought I’d share here to see if anyone with more multifamily experience might offer some insight.
Some key questions I’ve got:
Would you recommend doing one unit at a time, or going all-in if vacancies allow?
What hidden issues (plumbing/electrical/mold?) tend to show up in 70s builds?
For occupied units — any best practices for keeping tenants happy during reno?
Have you seen better ROI from smart tech upgrades in common areas?
We’re trying to make smart, long-lasting upgrades rather than just cosmetic fixes. Any advice, mistakes to avoid, or even photos of your past projects would be super helpful!
Morning, Stive.
Hope to find you well and in good spirits today.
That’s a mouthful.
4 Divided co-ownership’s or independent apartment building referred to as a fourplex?
#1: I will start with having the entire building inspected for defects and deficiencies by a CMI or Certified Master Inspector.
It will be from an independent, at arms length, third persons perspective. No selling.
After that. #2: OVERSEEIT inspection of all the trades work. Same qualifications. CMI or Certified Master Inspector.
Your questions:
Would you recommend doing one unit at a time, or going all-in if vacancies allow?
Preferably all at once.
What hidden issues (plumbing/electrical/mold?) tend to show up in 70s builds?
You listed some them but; Sealants. Windows. Balconies. Insulation or lack thereof. Electrical circuit cables. Aluminum wiring was widely used in North American homes in the 1970’s. Lower cost compared to copper. Electrical equipment. Electric Service panels. Masts. Roof. Outdated fixtures & finishing’s. Balcony doors. Balcony decking. Front doors. Plumbing fixtures.
Exterior Drainage. Exterior landscaping. Overgrown or not maintained trees and vegetation. Walk/Driveways.
For occupied units — any best practices for keeping tenants happy during reno?
There are none. Ask the local municipality. Have a contract expressing with to expect and times.
Have you seen better ROI from smart tech upgrades in common areas?
What common areas are there? Its a fourplex. Common entrance, hallway, lighting, yard, main disconnect, parking.
70s residential buildings often present certain issues such as asbestos, older roofing & tin work, outdated electrical systems not built to modern standards, the potential for structural problems, including rot & corrosion. Additionally, issues like insufficient window frames and glazing’s, lack of adequate insulation, outdated fixtures and finishes are common. Outdated kitchens and bathrooms.
Homes constructed prior to 1978 may contain lead paint. Homes constructed during the 1970’s may contain Asbestos building materials. Homes built between 1978 and mid-1995 may contain Polybutylene (PB) piping. Homes built before the 1990’s may not have been equipped with GFCI protection in certain areas considered standard today. I’ve seen homes built as late as 1978 with single-strand aluminum branch circuit wiring. Federal Pacific Electric (FPE) panels, particularly the “Stab-Lok” model, were widely installed in homes between 1950 and 1990. Pushmatic electric panels were manufactured from the 1950s through 1980 and are now considered obsolete and potentially unsafe.
I recommend that you hire a high-quality home inspector to thoroughly inspect the whole property and, based on their findings, you will have your answer on what issues are important to have repaired on YOUR project. We can give no more specific advice than that.