KaMLuNg

iTrader: (5)

so i've got plans for the addition done and anyone that knows me well enough knows that i am very meticulous when it comes to certain things like my house and car... that is why i usually end up doing everything myself... i have major trust issues...

I've spoken to a few contractors who basically told me straight out that they have a 20% mgmt fee... i can understand that it takes time to call subs, organize schedules but it starts to quickly add up to ~$15-20k in just management fees... everyone's got to eat, but I'm not going to buy steak dinners every night for my contractors if i'm stuck eating ramen...

I've realize that in order for me to get this project even close to budget, I'm probably going to need to GC it myself... I've started to negotiate just building the frame and getting the outside (windows/roof/siding) done between two specialists, and I've already saved 10%... am i crazy? i know a few of the members had houses built from the ground up... so I'd be interested in your feedback...

Sarlacc

Im the exact same way...and going through same thing. At this point, it seems more cost effective (and stressful) to source everything myself and then try and pay people to do the labor. And doing this leaves you to coordinate, which could mean things take a little longer.

But...it looks like this is the path Im choosing.

thoiboi

How much free time do you have on your hands? I've found that's the biggest thing you're paying for. Call it a 'convenience fee'


or a , "when shit hits the fan, do you have to take care of it, or do you just ring up the GC and have him handle it" fee.

KaMLuNg

iTrader: (5)

i am coming to terms that even if it takes a little longer, i'm already in it for at least 3-4 months... so if it's 5-6 months, it also helps me spread out the financial burden as well and buy me some time to save up to do the finish work... i know the killer is going to be the bathroom because depending on the tile and design, that $ is a big question mark right now...

if push comes to shove and i run out of money, i can finish off the bathroom myself... i have all the tools to do it, i just know that with another baby around, my time will be limited...

EXACTLY brother.. you hit the nail on the head... either i pay with the time (labor will cost me nothing) or i pay with my wallet... right now i don't have the means to pay with my wallet so i have no choice on sacrificing the time...

brian2

is this a GC or a construction manager?

1StGenCL

This is something I was faced with last year and I wanted to be the GC as well but someone told me I'm responsible for all injuries ie I could be sued by any workers there. Not sure if this is true and it may vary state to state but something you may want to google real quick.

SamDoe1

The key is to make sure you have the time to manage the build. Another thing to think about is that these GC's have their "guys" who cut them a deal per job for sending them several jobs so while the mgmt fee might be 20%, you may only be able to recover ~15% due to you paying the full fee for the subs vs the discounted rate the GC gets. Also, they usually get discounts on basic materials like lumber and such by buying in bulk for multiple jobs so that might eat into your margin as well. In the end, you'll pay more for a GC but what is your time worth?

FWIW, we are likely going with a GC for our kitchen remodel but I'll do some of the final finishing work like handle pulls and tile.

stogie1020

GC's also generally warranty the work they are overseeing for a year or so, while the subs may not.

dallison

One of the nice things is that when they apply for the permits and something is missed, it's on them. The guy that put on our mudroom addition does all the work himself and his partner. It's tough to find someone like that.

If you are doing an addition, you will have to submit the plans and get approval and that is partly where a gc experience will come in hand.

gnuts

iTrader: (1)

I recently finished a rear addition on our house and I acted as the GC. My desk job allowed me to be able to make the phone calls I needed and I work close to home and could easily whip home at lunch to check on things. I also saved up some vacation time and used that to do some of the work myself. Being finished and looking back it was well worth it, but it was very stressful at times. When we started it, we had a 6 month old, 2.5 yr old and a 4.5 yr old!

We had an architect (who's my buddy) do up our plans and he took care of submitting them to the city and he also got the permits. Ours was a rear main floor addition, 18' out 24' across with a full basement. I've been meaning to start a thread here actually but haven't had time.