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Originally Posted by LiverpoolWalrus
I'm getting ready to hire contractors for a complete makeover. Projects include new kitchen and two baths, floors, windows, painting in and out, new roof, plumbing and electrical updates, etc. Would you hire a general contractor to do everything? Or would you hire individual specialists - a separate roofer, separate floor company, separate window company, etc.?
I'm thinking separate contractors might give you a little more control and might be cheaper because the general contractor usually subcontracts and tacks a surcharge onto their price, understandably, to make it worth his while.
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Are you already a General Contractor? Have you spent years working with them or run a company? Do you know lots of subcontractors in the area of The Villages, including which ones do very good work and meet deadlines? Are you up to date on the latest building codes? If you can’t say yes to all of these, then hire a General Contractor. Good General Contractors DESERVE what you pay them because they have to know the codes and know when subs aren’t following them. They know which subs are good and bad. They know the building inspectors. They know how to get permits. They know how to work with their subs and schedule things.
I don’t hesitate to make repairs or do all sorts of building projects, but I wouldn’t try to do what you are talking about. I’ve done all those things in one house, but I still hired a General Contractor to take charge of a lot of it. If you try to be your own General Contractor, it will probably take twice as long and maybe cost as much in the ling run.
Also, if the house is meant to be something special instead of just being salable, consider also hiring a designer or architect to help you with the design. That can be the difference between something that is special and something that isn’t. At the lower end of the market, this may not matter very much—people may just want something cheap but in good repair. As you go up the ladder, the design adds a lot to the value and may increase your profits.