Updated: Apr 9, 2019
A. GC - General Contractor selection and RFQ - Request for Quote- process tips
Before starting this step make sure to have a soft copy of your city approved plans to use during the quoting process - also always remember to have your GC drop the plans back within a week even if they do not get the job - otherwise your cost of printing will shoot up.
Always plan to collect multiple quotes typically 6-8 quotes should be sufficient.
Verify if the GC has a license and is registered in the city that your project is being done. Most cities offer a quick registration / business license process on their city website.
Ask for a labor and material break down on the quote. Before collecting multiple quotes set a spreadsheet with items you want to do on the project, this will help compare across multiple quotes at a later stage.
Ask for time estimate and start date for the project, this can be a deciding factor if the quotes are somewhat close.
Ask for references or visit sites / projects that the GC has worked on. Talk to the references and ask what was good / bad about the GC - there is no contractor who is all good!! It's a matter of understanding whether the “not so good” is something you can live with. Ex. I tend to work with contractors who might need a little bit of push be it in planning, time management, prioritization or material ordering in exchange for a reduced project price.
This is not required but ask if your GC has done projects in your city and if they have worked with the planning / building inspection department - It is great to have an experienced GC because they can help you adapt / make minor modifications to the designing without compromising the integrity and strength of the structure - knowing what kind of deviations the city can and cannot allow from the approved plan is an asset that could be very useful.
B. Contract tips - Once the GC is selected
Always write a contract between you and the GC to document what the scope of the project is that the GC is supposed to work on.
Do not start the project until the contract is finalized and signed by both parties.
Ensure that a copy of the contract is kept with both the GC and you.
Allow yourself enough time to pay invoices. On the contract make sure to note the time to pay invoices. For example you may say Homeowner shall pay invoices within 3 business days of receiving an invoice. Keep in mind the GC has to run a payroll for the workers who are supporting your project and they may not have a lot of flexibility.
Go as detailed as you can - this is what will protect you in case there is a dispute on the amount or quality of work later on.Include clause that covers your incidental damage - ex. While working on a wall, due to the vibrations, nest thermostat fell off and cracked / stopped working. Who will cover for that and how / when?What if there is rework? If the quality of the work done is unacceptable such that a rework is required? Who will cover that?
Payment schedule should be an addendum in the contract - Add to the spread sheet tracker - Verify each time.
C. Finished Good Material purchasing tips
Always buy 10% extra material for tiles & wood floor and around 5% for Lumber.
Wood floor comes in multiple different kinds - most recommended is engineered hardwood. Typical range is $3.50-$10 - Shop and bargain hard, nothing is set in stone.
Bull nosing of tiles will make them lose surface color unless the tiles are natural color. <Add Bull nosing vs. other option>
Ask your contractor for his Pro-ID to get instant discounts at HomeDepot. The way the system works is that the discounts increase as the year goes by because of the number of purchases made in course of time.
Additional discounts can be sought by speaking with the “pro-desk” at Home Depot. This process requires you to "submit" your the invoice that lists items you are about to buy. The main corporate HomeDepot office will process and make a decision on how much discount they can offer on there total invoice.
In fact you can continue to use the Contracts' Pro ID long after the project is complete and continue to get discounts.
D. Architect and Structural Engineer and energy consultant (as applicable) tips
Get at least 4-5 quotes from Architects -also ask to see their project / speak to their references
As you begin to narrow Architect options ask them if this project will need a structural engineer - if yes ask them to start that quotation as well. It is completely fine to have an independent architect, structural engineer that has no association with the GC.
Many times the Architects will try to sell a "Number" of revisions - before the plan is finalized for city submission- I would suggest locking in at least 3-5 revisions as you work thru the design with the architect.
It's best to establish up front with the architect on who will submit the plan to the city, otherwise it could lead to surprises as the City submission -not the permit fees-just the effort to take the plans to the city offices for submission could be an additional cost that was not agreed to before.
Establish in the architect contract who will be responsible for city follow ups.
Printing - It's a lot of $$s to print the plans just once let alone twice (in case the city asks for a revision) Avoid printing at big shipping company chains - instead look for local shops who will do the same work at one-fourth the cost.
Mode of payment - Electronic payments are perhaps most easy to set up.
Architect house visit - check when the architect needs to visit the house for working on the plan.
Existing plans drawing? Many Architects will either charge you extra or you should ask for a discount if you already have existing plans drawn up.
E. City planning approval and inspection tips
All the city planning permit fees are to be borne by the homeowner and are independent of the rest of the project costs.
Ensure that you pull the permit under your own name - not the architect or the GC so the plans remain your own property.
When the “job card” is made that’s where you indicate the name of the person who takes responsibility for the construction - this is where your GC’s name needs to go.
This is key since the GC has to provide his insurance details to cover any crew injuries - in case this detail is missing, the onus is on the homeowner to cover for any worker injuries <not recommended>.
F. Roofing, Attic tips
While replacing roofing do not go for wood based product if you are interested in adding solar panels in the future
If there is any work done on the attic - explore replacing all the insulation since it can go bad when the crew is up in the attic working on other electric or some other portions like re-joycing the beams.
G. Electrician
Make a good list of all the items you want changed, added or upgraded in the house.
This impacts the quote from the GC as well it helps in planning for the Electrician - in case there is a need to upgrade a sub-panel in the house.
H. Low Voltage
Any work to add security cameras or in-wall speakers and a sub-woofer system evennetworking (WiFi access point, ethernet ports) is all low voltage work
As is the case with the GC quotes, insist on getting a labor and material split on each quote
Clarify the specs and the name of the company (if you can get as SKU that’s even better) that are included in the Patching? -
The low voltage work requires double wiring for expansion?
Future troubleshooting / Programming - who is responsible for these steps
Documenting what work has been completed - where is the wiring done?
I. Backyard -
Start with the end in mind; Labor should not be more than 56% of the total cost of the project
Permits are required for the backyard work if it involved electrical, water or fencing that is higher than 3.5 feet (check your city regulation for this detail)
Pavers - <WIP>
J. Bathroom
Insulation in the bathroom - yes it keeps the bathroom warm, but more importantly insulation is a great to cut down on noises coming out of a bathroom!
Epoxy vs regular grout pros and cons poxy Epoxy grout is more durable and does not require any maintenance, the downside is if you have to remove a tile for any reason you will have it destroy it as the Epoxy grout is just very strong. On the other hand regular grout will need maintenance regularly and if it begins to fall off especially in bathrooms there could be potential water damage. A simple sealant quote along with regular grout can act as a mid-way solution. This regular grout is easy to remove and the tiles can be preserved in the process.
Fixtures all with same metal finish - to ensure your bathroom decor is consistent touch.
Don’t be afraid to buy fixtures online, I personally found that the fixtures to be cheaper and of much wider variety.
K. Negotiations tips
Ask your vendor or GC if you can get a discount if you offered to pay via check vs, a credit card
Next check if you can pay for the major finished goods material directly - the benefit of doing this is potentially saving your GC some money in taxes. For example if your project needs $10K in lumber rather than paying your GC the $10K who is going to pass it to the Lumber company anyways, you use your credit card or check to pay directly to the lumber company. This will show less money flowing thru GC’s accounts reducing their tax liability, in turn you keep the savings.
Similar to the finished goods point above, you can also offer to pay GC’s sub-contractors directly. This will also show GC’s payroll lower than it would have if you pay them a lump sum - it is another item that translates into lower cost for your GC, one that you can take advantage off
L. General tips
Just like startups and many other local companies do - have some snacks and drinks / water handy for the GC and his team.
It goes a long way if you offer the working crew a case of cold brew after a long days hard work
If you have a piece of furniture or an appliance that you have been meaning to give away to charity - offer it to the working crew, they are happy to do so in many cases.
Similarly to item 3 -if your project involves demolition and potentially dumping doors windows, instead of dumping them offer it to the working crew - this way you can build a great rapport with the crew.
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