Sub-Contracting
 

Just looking for an explanation on "the process".

We looked at a house here in The Villages that needed extensive cosmetic work (roof, flooring, landscaping). At our ages we don't want to take on the responsibility of all that work. One of our friends said "Just hire a sub-contractor" and have it all done.

Can you tell me please how a sub-contractor works? How would they select the best roofing company or the best priced landscaper? How are they paid? Do they charge a flat fee based on how much work is necessary or do they receive compensation of each job?

Just looking to understand the process and if hiring a sub-contractor is a good idea.

Thank you.

It's a very bad idea. I would call it a general contractor, not a "sub-contractor". But, whatever you call it, they will charge you more than the work is worth. The only time to hire a general contractor is when you have a large project that requires coordination of trades, like a room addition.

I suggest you decide what work you want done first (like landscaping, roof, or cosmetic) and then ask on this forum for recommendations for a specific provider.

For example, we want some landscaping work done. My wife asked for recommendations on another forum and found two providers that were highly recommended.

Both providers seemed very good, but one gave us a cost of $7K and the other cost was $5K, so we chose the cheaper one.

First I think you’re confused with subcontracting?

Just buy new if can’t cope with what cosmetics you want. O wait people still don’t like new cosmetic’s and change them also. Cosmetics are personnel choice. What one person called needed cosmetics another person calls serviceable.

As explained above You will have to find contractor for your needs and get quotes, even then the contractor may subcontract out if they lack experience in that area. But you only pay contractor you dealt with. Probably in your case you will have to deal with 3 separate contractors for each job?

There are some firms that do a lot of different types of jobs (like Doc's) so it may be possible to have one contact for several projects, but I agree with a prior comment, figure out what projects you want and the order you want them done, then ask for advice on each project, and whether you should change the order based on others experiences.

Your friend who told you to "hire a sub-contractor" know even less about the process than you do.

A "sub-contractor" works for a contractor, not an "owner".

You don't want a sub-contractor, you want a Project Manager (or General Contractor).

A Project Manager will arrange all the sub-contractors necessary, deal with getting bids and supervise the work.

You're likely to find a zillion retired PM's in The Villages who would love to do this sort of job and would charge you an hourly rate to get it done.

A Professional PM could give you a"fixed price" for everything you want done or do it on a "cost plus" basis.

The other option, is to hire a General Contractor, who will give you a fixed total cost. Then he'll sub the job out, manage it and collect his profit.

I agree that what you suggested is doable, but it would be highly unusual, especially for the work items mentioned by the OP. Finding an honest project manager would be very difficult unless the OP has a trusted friend who would help with selecting reputable contractors to do the work.

Find another house!! Your in for a nightmare if you go down that road. There are plenty of houses for sale that should check out all your boxes.

We did what you are suggesting.
It is not really all that difficult.
If you are determind to have the property.
Do most important things in order.
Good referrals on this Forum, search.

Step by step:
Acquire the property.
Get a roofer to do roof. (probably most important issue).
Get plumber if needed.
R & R cabinets, cupboards, kitchen , bath.
Flooring, trim.
Paint.
Appliances.
Mostly just common sense progression.

Sub-contractors work for contractors. You can’t really hire them. You don’t need a contractor, either.
Flooring: go to Roberto’s in The Villages and choose what you want. They do it. You pay. That easy.
Roofing: join Angi’s List online and say what you want. Angi will put it out for bid to roofers with high reputations in the area, and you will be contacted directly by some within minutes.
Landscaping: Knock on some neighbors’ doors and ask them who they recommend.

Due to COVID, I bought my first home in The Villages sight unseen and moved here six months later. Meanwhile, there were a lot of things to keep up. I found out the name and number of my next door neighbor, asked her who she used for lawn mowing, yard work, pool cleaning, etc. Then I hired all the same people. They all love having side-by-side customers because it saves so much time.

Arc
 

What ever you do GET ARC APPROVAL for exterior work.

For roofing, I would suggest McGinnis or McHales. I wouldn't trust Angi's List to find a reputable local roofer, or any reputable contractor.

Just buy new? Landscaping by T V is marginal and minimum at best. New is not the end all best choice for everyone. Flooring in new is cheap. Finishes are often cheap. Kitchen sink and faucets are cheap crap in the Villas at least. Much gets replaced.

Location, location, location... new is out in ebf for many years to come. Assess a "want and need" list. Retail shopping, closest medical needs, type of activities you enjoy, how much driving you want to do via golf cart or car, etc.

O P seems to know what house they want at this point.

I sat in at an ARC approval meeting. Got the name of a roofer that had about 4 homes he got approval on at that meeting. Great way to see who is who contract wise for changes to exterior of the property and what ARC needs for approving changes to a home. Observe an ARC meeting for your landscaping and roofing and you will get info. I believe T V even has contractor recommended lists. At least they used to.

For sure putting all your needs into the hands of one general contractor will jack O P's cost a lot. No need for that imo. Make a list. Get names.

Flooring, LA Flooring in Wildwood did 3 houses for me and my relatives. Great father son company. Excellent pricing. Very friendly. Lots of painters around. ToTV and Nextdoor are easy ways to search for companies.

Definitely!

Doc's Restorations has been mentioned a number of times on this forum. When we asked them for a quote for some work they seemed professional and capable. Unfortunately, they were also more expensive and we decided to coordinate the work ourselves. We were successful but it would have been much easier to use Doc's.

A general contractor (Doc's is one, I'm sure there are others) should take care of the permitting, scheduling, and approvals for you. They go through and make sure each of the jobs is done right, that's what you are paying them for. On the other hand, they don't come cheap.

You want to hire a Licensed, Insured General Contractor and there are not many around. The only one I know is Doc’s but they have a long waiting line and are expensive. If I knew 3 years ago what I know now, I would only hire the few most popular contractors and don’t bargain shop. Roof, Painting, Flooring, Countertops, Crown Molding, Landscape, Sprinklers, HVAC are all separate trades/companies that you hire and manage yourself. Good luck!

Subcontractor
 

Over the years I’ve completed several house renovations. I was my own contractor picking subcontractors to do projects as they needed done. I evaluated each contractor - some so expensive I wondered how they stayed in business and others who promised the world and didn’t show up. I hear this a lot in the villages. Word of mouth contractor recommendations are the best! You know what you want to have updated, why pay an extra person to have a middle man? If your idea is hire someone and let them do all the work by hiring the different contractors - get your wallet out. You have to stay involved or you will be unhappy with the result.

My son had a contractor for a home renovation in California - after the estimate was done - he decided to hire his own contractors and he saved significant money. If money is not the issue - then go for it. Remember, you can’t check out of the process.

McHale's Roofing was sold and the new owner kept the name. I read horror stories on the site or maybe next door regarding the quality, customer service of the new owner of Mchale's Roofing.

Bookmark this Site
 

Florida Division of Corporations, SunBiz.org is your friend. You can search for all manner of info on a company including license status, liens, and judgements. Good luck and God speed.

Just buy new. You’re in over your head here. As a person who did residential rehabilitation projects for a living, the scope of what you’re explaining is well beyond your understanding. First, a roof is NOT cosmetic. It ensures the integrity of everything below it. If you spend the $$$ required to even be able to get an insurance company to insure this property, by the time you pay a General Contractor (usually 15-20% of the overall cost of the project), if one will even touch it, you’ll be so far over budget that you may as well have bought new.

The suggestion is that you function as general contractor, deciding on materials, design, obtaining Community Standards approval and building permits, etc, and as GC you hire subcontractors to either do the work or hire workers to do the work. Then you oversee the sub’s product (did the landscaper actually plant the tree the requisite number of inches from the neighboring property line) and arrange permit inspections.

Thank you all for your input.

I was mistaken in my original posting stating "sub-contractor" and not "general contractor".

I want to clarify something. Some posters suggest buying new. That's a great concept in that you get to choose color, materials, etc. There are no "new" properties offered north of SR-44.

As many reputable real estate agents will tell you there are only 3 requirements to purchase a home: location, location, location and with that being said you can expect to tackle updates and renovations based on the age and/or condition of the home.

In closing, the home we viewed was in the village we would like but based on the amount of work required and our reluctance to be our own general contractor we will not move forward with an offer to purchase. I'm sure there will be other properties that come up for sale in that area that require less work.

Thank you all again.

You are smart enough to learn the lesson, many Villagers and potential Villagers, don't comprehend.

They think location = The Villages.

It does not. The "location" is the SPECIFIC location, that suits your personal needs and wants. You're doing the 100% right thing, in my opinion. Forget buying new or any other crazy advice on here ... buy exactly where you want to buy.

EVERYTHING about a home can be modified, updated or improved ... other than the exact location.

Contracting jobs
 

Those sound like 3 different jobs to me with 3 different skill sets. I'd want to get the best recommended roofer who offers a great warranty, so I'd look for that separate from the others. Then get recommendations for your landscaping (the idea to ask neighbors who they use is a great idea). Get recommendations for flooring and ask a lot of questions, e.g.--do you want a place that 'does it all', such as a place where you buy the flooring from them and they have installers who remove the old flooring and install new, or do you price and order the materials and have an installer put it in for you (that's what we did and it was much less cost because we had tile demoed which is $$$).

I'd look for another house that doesn't need all that work. There are plenty.

Ira Miller
 

[QUOTE=kmspla1952;2342793]Just looking for an explanation on "the process".

We looked at a house here in The Villages that needed extensive cosmetic work (roof, flooring, landscaping). At our ages we don't want to take on the responsibility of all that work. One of our friends said "Just hire a sub-contractor" and have it all done.

Can you tell me please how a sub-contractor works? How would they select the best roofing company or the best priced landscaper? How are they paid? Do they charge a flat fee based on how much work is necessary or do they receive compensation of each job?

First, I have no idea about his qualifications other than watching his YouTube videos.
You could look up Ira Miller and ask about these projects. He originally was a General Contractor and now does home inspections and also is a real estate agent and possibly a broker. He seems to have a decent amount of knowledge and also has connections to specific tradesmen. Good luck!

I'm no contractor, but I have done A LOT of home renovation and remodelling, I would not do floors before I paint. Way faster and easier to paint, then redo floors, trim, cabinets, counters, appliances...