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Originally Posted by juanbenae
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.
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I am in a different situation since I am the GC but that expectation should be across the board on hard numbers. I come across a few inexperience trades guy starting out. They were deathly afraid to under or over bid due to their lack of experience, not the job performance parts. I take it easy and groom them so they can be better business people. Both of us will benefits from it in the long run. My HVAC installer loves me for this. I helped him get started with his contracts and business end of things. Explain accounting to him. Now, he never fails me and comes in the middle of the night if I need his service.
There are lots of unforeseen issues here. For example, plumbing. A good plumber should suggest re-pipe of the existing structure but will the existing baths be remodeled? If not, where do the home owner stop? That's where their expertise and suggestions are needed. When we go in for the whole house remodel, no stone is left un-turned, same with all other mechanicals for the home. A good GC with enough experience can forssee all of the gotchas but so will a good sub. OP, you need to have a good seat down talk with your subs.
no plumber, electrician, GC or anyone will give any one hard numbers on the first meeting or two. Invite them to have a look at the plans, take a walk around the home and ask for suggestions and a rough price. Verbal is the keys. No trades guys like to do paper especially for a bid that they are most likely get the job. Don't push for that unless they offer. This way, you get to feel each other out and see if you are compatible to do business. CAll then back if the numbers are good and move on from there. The more they come out to see the job, the more they will feel comfortable with an accurate number knowing that the home owner are interested. Its more then black and white and it involves a lot of people skills. Its not a one sided contract, if more work are needed once walls are torn open (trades guys know what to expect), addendum will be drawn up, signed and more work begins.