Quote:
Originally Posted by look 171
You need good subs or specific trades folks and do not believe them when they say they can do it all or perform other trades (some do, but it must get pass me first). The problem with home owner acting as GC is the subs you hired may not work hard for you. They know it is a one time deal just to finish the house you are building. If another GC calls for them in the middle of your project, they may pack up or leave a person or two and go off to the other job because they know they will be called upon for repeated work. I have seen this hundreds of times. Be mindful of that. I like to think most are good and responsible people but that's reality a home owner acting GC will encounter.
Make sure to have the following on the contract:
Terms of payment.
Deposit, pay on completion for a certain task and do not pay
unless it passes (rough) inspection then pay after final inspection AND
COMPLETION OF THE PUNCH LIST BETWEEN OWNER AND SUB.
Guarantee Maximum Price:
The actual Cost of the Work shall constitute the Guaranteed Maximum Price of $XXX.XX
In the event the Contractor shall produce the work in excess of the Guaranteed Maximum Price, the Contractor shall pay 100% of the excess out of his own funds.
Contract must state the date stamped on the approved drawing drawn by XXX and approved by xxx, city. This way if subs do not stick to plans, they don't get pay.
Again, DO NOT PAY WHEN THEY ASK FOR MONEY. STICK TO THEIR SCHEDULE OF PAYMENT.
Good luck.
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lots of good stuff here.
thing is getting much of this into a private contract for a remodel tying into an existing structure no plumber or electrician can provide a hard "not to exceed" number in most cases. x2 if the main unit is on a slab. concrete and framing can kinda be counted on w/o a ton of changes if you get out front of things.. consider getting a termite inspection to limit extras in framing if stuff is found during construction when they are screaming "extra. extra, read all about it". depending on how old the existing structure is there could be a bunch of surprises that need to be brought up to code, that's were a really, really good architect can pay off by having detail that will limit change orders.
there is a contract term called "liquidated damages" that you can test your hired help to stand behind their schedule. it's a monetary amount if said contractor delays the project with a daily penalty cause if the electrician is running behind the HVAC who's already bought all your equipment will want to be paid even though he can't start the work.
you won't get a price or called back from many contractors with look171's terms. there are suckers to be had why mess with you and those one-sided terms.
also figure in some printing costs for the plans if you are going to solicit multiple bids from various contractor.
you good with spread sheets? you will need them to keep stuff in order.