RetiredCSProf wrote: Wed Oct 08, 2025 8:37 pm
Update:It has been over a month since I first met GC “TG” and I finally have a bid from him. He prepared a detailed quote using input from his subcontractors. Having already interviewed about a dozen different GC’s, I know that “TG” is a good match for me and I plan to move forward. It is the most expensive bid that I have received. OTOH, it is likely the most accurate bid, and I expect few change orders along the way.
My only other viable choice was to pull the permit myself as owner-builder. I found that tradespeople (plumbers, electrician) who have done repair work for me would prefer to work under a GC for a remodel. I can think of several reasons why, and not just that they rely on “repeat” business or that they worry about finger-pointing if mistakes are made. If I am “running the show,” then one delay can throw off the whole schedule — I would have no backup to keep the project moving.
While waiting for a bid from GC “TG,” I met with one more GC, “SM,” who likes to take a project from design to finish. He told me he thought it was a waste of time that I had an architect draw up plans for the City. He likes to just scribble something on paper for the City. Anyway, “SM” will not be available until at least January, and I need to have the permit pulled by mid-January at the latest or it expires.
to op:
Thanks for the update.
1
Great that you seem to have everything resolved and a clear path to finish that you are happy with. Good job.
2
A legal construction package agreement consists of; plans (visual drawings of everything and all aspects of the project from outside lot location to details of all utitities, walls, etc, per building code compliance; “specs” which accompanie the plans and are like a “NASA or JPL” phonebook of details of all aspects from make and model of cabinetry to whether a critical bend in a plumbing line is a “sweep” or “elbow”; “building contract” with lists of licensed subcontractors for each trade, etc, payment schedule, inspection schedule, completion schedule, “liquidating damages”, et al. (many contracts are poor and leave an owner wide open to cost cutting, poor work, and no recourse.) When hiring a licensed reputable architect, all this goes under that one contract you have with that architect and they are responsible for everything and liable for everything. If you have the money and the right great reputable architect, then great.
3
without #2 done well, then remods look like remods, additions look like additions instead of blending with the orginal home design. Most GC.s are not design and art concerned and schooled (M.S. Archit Engineer) ie: as. See?
4
GC and Subs specialize and do the majority of work in certain areas. Bath/kitchen remods return the best profit per sf. Many GC’s specialize in that and I hope you have one that does that. But, there are many G.C’s in survival one size fits all mode that do a bathroom remodel once 2 years ago. So beware?
5
Being “home” and inspecting progress daily is the owners best and only due diligence for a great result, on time, within estimate, and with perfect workmanship. Many projects end poorly because of poor supervision and owner absence. So….
6
You can make up your own plans, etc, per your building dept requirements in your area. SOme areas are strict, great. Some….very loose…bad for everyone.
7
Have a very clear picture of all aspects of the project from large to small, with expectations of honesty, and integrity from all involved. That said, trust nobody. And, as “it’s your money”, don’t be “sold” or “pushed around” into things you don’t want or things “don’t feel right”.
8
Best of luck on your project.
FWIW: no subcontractor can operate as a GC. In most non poorly run states with low standards, a GC has layers of licenses that qualify per job valuation and number of subs oversight in the one contract, etc. That’s why no sub, if legit (not handyman or uncle harry’s friend) wanted to get to that level.
aloha
j
