[rmd2]

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.

I did mine in stages. On the first stage I hired a general contractor. On the second stage I hired individual specialists. I had much better results doing it with individual specialists. Also the job went MUCH faster when I hired the individuals.

[gabby1010]

I am just finishing a 2 ½ month remodel that sounds close to what you are doing. I got 2 quotes from contractors and decided to piece mill it out to individuals. I saved considerable and may have even got better workmanship.

[joelfmi]

When you sell the house. That what you have to find out before you do all these projects.

[greenflash245]

just build a new one

[Marshaw]

If you can manage do it.

[LianneMigiano]

We went by a recommendation for a handyman that was posted - and, yes, the guy was nice - but it ended there! He kept showing up but not getting too much done. Next thing he was gone with no explanation. Every call I placed to get him back to finish the small projects resulted in some excuse. He has some of my wood and a drill and I don't even know his last name. Point is: be careful of referrals also!

[LizzieBorden]

For a complete makeover, I would use a reputable contractor. You said it migh cost more and you are probably right, but the old theory of “you get what you pay for” falls in there as well. I have done several upgrades over the years and gotten several quotes for it all and always fall back on my GC who uses the same people all the time for electrical, plumbing, tiling etc. The thing I like most is we have a detailed contract, which we review. There is no money up front unless its for material that is being delivered i.e., new cupboards from a company, we pay him the cost up front as the cabinets need to be paid to place the order. Each week, he submits an invoice for work completed that week, i.e, if the plumber was here and did all his work, we would meet on Monday, review the work, and pay that agreed upon amount. We follow that process through to the end of the job. Yes he charges a percentage above the work, but that is figured into his estimate. I have had a couple things over the years where it wasnt right, or something wasnt completed to his/our satisfaction and they immediately assure us it will be taken care of and it is....and no additional charge to us of course. So unless you are putting tile down in one room, or painting a room, etc. I say the GC is the way to go, less worries, less headaches, and with ours, I pay more but I am always happy. He did my outdoor kitchen and its absolutely beautiful.....He is thorough, and most times, his estimates are pretty accurate and usually a bit less.

[dewilson58]

Originally Posted by charlieo1126@gmail.com

T&D is owned solely by Tom Richardson , he started the company from scratch ,

Fact or Fiction??

[papillon]

Brent Wickham, Wickham Construction. 352 978 3556
We did a total gut and redo. Floor, kitchen, baths, moved a wall, etc. We are very close to the end of the project and couldn't be happier with Brent. We don't have the expertise to know a "good" from a "poor": plumber/electrician/tile guy/painter/mirrors/glass shower doors/trim work & carpentry, etc. Our home is turning out just beautiful.

[graciegirl]

Originally Posted by dewilson58

Fact or Fiction??

There are TWO separate divisions of T&D. One is pool. The other is birdcage and construction of buildings. T&D was originally owned by Vera and Randy then sold to the owners now who are brothers(???). I don't know if they are "close" but their business is separated. It was interesting to see their different teams work. Separate but polite.

[Topspinmo]

Originally Posted by retiredguy123

I would hire separate contractors. If you hire a general contractor, a lot of the work will probably be performed by people who are not properly licensed for the specific task they are performing.

But, with all that work to be done, have you considered buying another house?

Agree, most likely never get the money invested back?

[LiverpoolWalrus]

Originally Posted by LizzieBorden

For a complete makeover, I would use a reputable contractor. You said it migh cost more and you are probably right, but the old theory of “you get what you pay for” falls in there as well. I have done several upgrades over the years and gotten several quotes for it all and always fall back on my GC who uses the same people all the time for electrical, plumbing, tiling etc. The thing I like most is we have a detailed contract, which we review. There is no money up front unless its for material that is being delivered i.e., new cupboards from a company, we pay him the cost up front as the cabinets need to be paid to place the order. Each week, he submits an invoice for work completed that week, i.e, if the plumber was here and did all his work, we would meet on Monday, review the work, and pay that agreed upon amount. We follow that process through to the end of the job. Yes he charges a percentage above the work, but that is figured into his estimate. I have had a couple things over the years where it wasnt right, or something wasnt completed to his/our satisfaction and they immediately assure us it will be taken care of and it is....and no additional charge to us of course. So unless you are putting tile down in one room, or painting a room, etc. I say the GC is the way to go, less worries, less headaches, and with ours, I pay more but I am always happy. He did my outdoor kitchen and its absolutely beautiful.....He is thorough, and most times, his estimates are pretty accurate and usually a bit less.

Thanks. Feel free to tell us who you’re talking about.

[valuemkt]

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.

One of the "fun" parts of being a real estate investor is to watch first timers overpay for a house then attempt to make it up by becoming their own general contractor. After all, the flipping shows make it look soooo easy. Those generals just hire the same people I could and I could save a gazillion dollars by eliminating them. After all, they just call the subs in and collect all that extra money .. right ? All of a sudden several months go by and the uncompleted project is well over budget.. Hmm who would have thunk it ?

If by now you haven't figured out that nearly every trade is locked up by the Villages, (as they have a phenomenal supply chain and scheduling mechanism) so multiply your complexity by the number of trades you will have to bring in to your project. COMPLETE remodel.. tear out, plumbing, carpentry, cabinetry, electrical, flooring, lighting, finish carpentry, countertops.. inspections along the way...

Oh, assuming this isnt for investment, but is your ONLY house in the Villages ?? Hope your single, as living through this multi month disaster has divorce court written all over it.. If it is an investment property, and you haven;t fixed or flipped before, you clearly dont know what you're doing.. Buy a Patio Villa and rent it out .. see how you like being a landlord before going through all this grief ..

Thanks for asking