Hire a general contractor or be my own GC?

[dinomite_33]

My wife and I are looking to remodel our home but are trying to decide on whether we should hire a general contractor or work with specialty/subcontractors directly. This is our first home, so we don’t have any experience with getting major work done on our home. I’ve read that GC’s have anywhere from a 20-40% profit margin on projects, so our motivating factor in being our own GC is the cost savings.

The work that we’re looking to get done is pretty superficial for the most part; paint, wood flooring, tile work, molding/trim, cabinet refacing, granite countertops, built-in entertainment center, etc. Probably the most invasive work would be adding recess lighting, built-in speakers, new toilets, and new sinks. Nothing that would require the tear down of a wall or relocation of plumbing. I don’t know if any of this work would require any permits though.

UCGal and others have provided valuable info on how to thoroughly research contractors. I was hoping to get everyone’s input on this matter.

Thanks.

[spdrun]

Hire your own subcontractors — this is nothing structural. You can even do some of the work yourself gradually over the space of a year.

This isn’t new construction where you’re building a new space or adding on and working with an architect.

[The-Shoveler]

I am no an expert, but!!

If your not tearing down/putting up walls, changing electrical or pluming (behind walls).

It does not sound like you need a general contractor,

I can lay wood flooring (about one room a day, took me about one day trial and error messing it up a few times to figure it out).

I think you could find specially people to do each one of the others just shop around a little first, don’t just take the first bid, (very important) don’t pay them except materials, ask for receipts as well, until the job is done, watch them like a hawk.

Anyway JMHO.

[Hobie]

One thing using a general is he is connected to the various trades and will save you the time vetting multiple vendors. You are paying for his contacts and experience.

If you are going to do it all at once, then I vote for a general to ride heard and make things happen fast and correctly. Otherwise, collect bids, check references, take you time and save some $ .

[Hobie]

dupe

[dinomite_33]

We don’t have a strict time frame on the project, but at the same time we don’t want it to drag on for too long. I think we can tolerate a 6 month completion date. The biggest hurdle I foresee is coordinating all the subcontractors and making sure phase A is complete so phase B can get started. Any other suggestions or personal experience would be greatly appreciated. Thank you to everyone that’s replied so far for your insight.

[spdrun]

If you’re not using a GC:

Make a list (in order) of what needs to be done. Figure out whom you need to hire. Add to the list as it goes, as needed, of course.

As far as hiring contractors — I’d go for someone (probably one of the little guys) where I can speak to a principal sooner rather than later. If I get a secretary who takes my number, can’t speak intelligently about costs/work, and no one calls me back within 24 hours, it’s not worth it.

[all]

Most contractors will have an idea what should happen first even if they are not GC’s – the flooring guy will tell you if you should replace the toilet before or after you redo the tiles. They usually can recommend specialists that you need.

It might not be easy getting people to show up. I saw a ‘now hiring’ sign asking for drywallers with no experience and just a year ago you could hire an experienced drywaller for $12/hour. GC can help with that, but it will cost you.

If you talk to the planning department they will say you need a permit. So don’t ask.

[spdrun]

I had no problem finding tradesmen in May of this year which was pretty much peak of the frenzy.

[dinomite_33]

Any good resources where one can find and research specialty contractors? My primary source has been Yelp so far, but I don’t know how reliable those reviews are. I’ve heard mixed things about Angie’s list.

[FlyerInHi]

Depends what the budget is and your tolerance level. But, as someone said before, hiring a GC will cost you.

I’ve never owned a house big enough or done a remodel that included structural updates to require a GV.

Consider hiring an interior designer. They can direct you on the general flow and design of the house. A well designed house looks so much better.

[BoomerAang]

homeadvisor.com, which use to Service Magic will usually have three contractors bid on a particular project around your area. There is a ranking system there as well so you can see other people’s reviews on a particular contractor. You will also be able to separate projects and organize things fairly easily. Be prepared to come home to meet a lot of subcontractors though.

Then again, you can do a lot of projects yourself quite easily if you have the patience and the time. It goes a long way if you are starting out with your home.

[spdrun]

My strategy is to either ask a friend, or pick three contractors that have good reviews on Yelp. First one to name a reasonably price AND who can talk intelligently about the job him/her self (i.e. I don’t get to talk to some froufrou secretary) wins a kewpie doll at the county fair.

[sdduuuude]

For the kind of work you are talking about, I would definitely hire subs. For bigger project, like additions, a GC isn’t such a bad idea. I do my own GC for bigger projects but I don’t think I’m really saving any money. I do it because I don’t have to manage an architect and a GC to get things done exactly the way I want. I lose time doing it and I probably incur delays and I probably pay the subs more than a GC, too.

GC Downsides:
– GC’s charge a margin.
– GC has to translate my needs to the subs.
– Unscrupulous GCs know how to work you over.

GC Upside:
– GCs pay less to the subs than I do.
– Saves me time.
– Scheduling can be difficult on your own.
– GCs deal with inspectors.

[XBoxBoy]

sdduuuude,

What has been your experience dealing with inspectors without a GC? Is that much of an issue? Inquiring minds want to know….

thanks,

XboxBoy

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