OT: Reasonable Contractors

[beachlover]

Would anyone recommend a general contractor who can design and plan, get permits and do the work on time for a reasonable fee?

I received two estimates so far, both seem way out of line for what I want done. I have a exterior wall that has a 3 foot indent in width (for lack of a better word) for about a third of the length. I want to push it back making the entire wall the same depth. It’s around 210 square feet addition.

At the same time I want to replace a sliding glass door (in the 2/3 part of the wall) with a french door and replace the window in the 1/3 part of the wall with a new one. There is a concrete patio on the exterior so demo of concrete. There is no heating work, very little electrical (just replacing a few can lights), it’s a single story house so the roof will need to be extended in that area and new supports added.

Bids so far — $55,000 and $70,000 or between $260 and $334 per square foot. That includes plans, permits, and the work described.

I’d appreciate hearing Pigg thoughts.

[UCGal]

I can reccomend one NOT to hire. Actually, I’m afraid to mention his name/company name since we’ll probably be in court with him by August.

But check the CSLB.ca.gov site – I know for a fact his license is inactive and a complaint shows against him… so if you see an inactive license or complaint RUN!!!

(He’s based in Carlsbad and has an Irish last name.)

He ripped us off for about $100k before walking off mid-way through our job. It was a living nightmare.

[UCGal]

I can reccomend one NOT to hire. Actually, I’m afraid to mention his name/company name since we’ll probably be in court with him by August.

But check the CSLB.ca.gov site – I know for a fact his license is inactive and a complaint shows against him… so if you see an inactive license or complaint RUN!!!

(He’s based in Carlsbad and has an Irish last name.)

He ripped us off for about $100k before walking off mid-way through our job. It was a living nightmare.

[UCGal]

I can reccomend one NOT to hire. Actually, I’m afraid to mention his name/company name since we’ll probably be in court with him by August.

But check the CSLB.ca.gov site – I know for a fact his license is inactive and a complaint shows against him… so if you see an inactive license or complaint RUN!!!

(He’s based in Carlsbad and has an Irish last name.)

He ripped us off for about $100k before walking off mid-way through our job. It was a living nightmare.

[UCGal]

I can reccomend one NOT to hire. Actually, I’m afraid to mention his name/company name since we’ll probably be in court with him by August.

But check the CSLB.ca.gov site – I know for a fact his license is inactive and a complaint shows against him… so if you see an inactive license or complaint RUN!!!

(He’s based in Carlsbad and has an Irish last name.)

He ripped us off for about $100k before walking off mid-way through our job. It was a living nightmare.

[UCGal]

I can reccomend one NOT to hire. Actually, I’m afraid to mention his name/company name since we’ll probably be in court with him by August.

But check the CSLB.ca.gov site – I know for a fact his license is inactive and a complaint shows against him… so if you see an inactive license or complaint RUN!!!

(He’s based in Carlsbad and has an Irish last name.)

He ripped us off for about $100k before walking off mid-way through our job. It was a living nightmare.

[NotCranky]

Hello Beachlover,

I am a new construction and remodeling contractor.
I do plans, but only for my own projects.

Have you verified with your building department that this will get approved? Sometimes these things look straightforward but are not. If you don’t know already make sure that the project won’t encroach on any setbacks or easements.

Is the architectural style unique or pretty standard? The roof framing/roofing material replacement and interior and exterior finish work are a few of the biggest variables. I am assuming the lot is flat and no unusual soils problems exist? If the window and door openings cover a very large portion of the wall, such that the job presents structural steel or other non-prescriptive design elements, that could affect the cost significantly.

Have you considered interviewing a few drafts-persons and getting plans first? The design/ build people are possibly overbidding to cover any surprises that might come up. I think you would save money and perhaps some trouble having approved plans to bid out.At the least, you could be more confident that you are not getting taken for some simple job. If you go this route, think about a deadline sensitive pay schedule. Maybe a small retainer, half of the remainder after submittal(to be accomplished in a contracted timeframe) and the rest at approval.If you do this, make sure to go to the building department and ask what the approximate plan check duration would be for a well prepared set of plans for a small addition. Turn around should be pretty quick right now.

[NotCranky]

Hello Beachlover,

I am a new construction and remodeling contractor.
I do plans, but only for my own projects.

Have you verified with your building department that this will get approved? Sometimes these things look straightforward but are not. If you don’t know already make sure that the project won’t encroach on any setbacks or easements.

Is the architectural style unique or pretty standard? The roof framing/roofing material replacement and interior and exterior finish work are a few of the biggest variables. I am assuming the lot is flat and no unusual soils problems exist? If the window and door openings cover a very large portion of the wall, such that the job presents structural steel or other non-prescriptive design elements, that could affect the cost significantly.

Have you considered interviewing a few drafts-persons and getting plans first? The design/ build people are possibly overbidding to cover any surprises that might come up. I think you would save money and perhaps some trouble having approved plans to bid out.At the least, you could be more confident that you are not getting taken for some simple job. If you go this route, think about a deadline sensitive pay schedule. Maybe a small retainer, half of the remainder after submittal(to be accomplished in a contracted timeframe) and the rest at approval.If you do this, make sure to go to the building department and ask what the approximate plan check duration would be for a well prepared set of plans for a small addition. Turn around should be pretty quick right now.

[NotCranky]

Hello Beachlover,

I am a new construction and remodeling contractor.
I do plans, but only for my own projects.

Have you verified with your building department that this will get approved? Sometimes these things look straightforward but are not. If you don’t know already make sure that the project won’t encroach on any setbacks or easements.

Is the architectural style unique or pretty standard? The roof framing/roofing material replacement and interior and exterior finish work are a few of the biggest variables. I am assuming the lot is flat and no unusual soils problems exist? If the window and door openings cover a very large portion of the wall, such that the job presents structural steel or other non-prescriptive design elements, that could affect the cost significantly.

Have you considered interviewing a few drafts-persons and getting plans first? The design/ build people are possibly overbidding to cover any surprises that might come up. I think you would save money and perhaps some trouble having approved plans to bid out.At the least, you could be more confident that you are not getting taken for some simple job. If you go this route, think about a deadline sensitive pay schedule. Maybe a small retainer, half of the remainder after submittal(to be accomplished in a contracted timeframe) and the rest at approval.If you do this, make sure to go to the building department and ask what the approximate plan check duration would be for a well prepared set of plans for a small addition. Turn around should be pretty quick right now.

[NotCranky]

Hello Beachlover,

I am a new construction and remodeling contractor.
I do plans, but only for my own projects.

Have you verified with your building department that this will get approved? Sometimes these things look straightforward but are not. If you don’t know already make sure that the project won’t encroach on any setbacks or easements.

Is the architectural style unique or pretty standard? The roof framing/roofing material replacement and interior and exterior finish work are a few of the biggest variables. I am assuming the lot is flat and no unusual soils problems exist? If the window and door openings cover a very large portion of the wall, such that the job presents structural steel or other non-prescriptive design elements, that could affect the cost significantly.

Have you considered interviewing a few drafts-persons and getting plans first? The design/ build people are possibly overbidding to cover any surprises that might come up. I think you would save money and perhaps some trouble having approved plans to bid out.At the least, you could be more confident that you are not getting taken for some simple job. If you go this route, think about a deadline sensitive pay schedule. Maybe a small retainer, half of the remainder after submittal(to be accomplished in a contracted timeframe) and the rest at approval.If you do this, make sure to go to the building department and ask what the approximate plan check duration would be for a well prepared set of plans for a small addition. Turn around should be pretty quick right now.

[NotCranky]

Hello Beachlover,

I am a new construction and remodeling contractor.
I do plans, but only for my own projects.

Have you verified with your building department that this will get approved? Sometimes these things look straightforward but are not. If you don’t know already make sure that the project won’t encroach on any setbacks or easements.

Is the architectural style unique or pretty standard? The roof framing/roofing material replacement and interior and exterior finish work are a few of the biggest variables. I am assuming the lot is flat and no unusual soils problems exist? If the window and door openings cover a very large portion of the wall, such that the job presents structural steel or other non-prescriptive design elements, that could affect the cost significantly.

Have you considered interviewing a few drafts-persons and getting plans first? The design/ build people are possibly overbidding to cover any surprises that might come up. I think you would save money and perhaps some trouble having approved plans to bid out.At the least, you could be more confident that you are not getting taken for some simple job. If you go this route, think about a deadline sensitive pay schedule. Maybe a small retainer, half of the remainder after submittal(to be accomplished in a contracted timeframe) and the rest at approval.If you do this, make sure to go to the building department and ask what the approximate plan check duration would be for a well prepared set of plans for a small addition. Turn around should be pretty quick right now.

[Author]

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