Best approach for complete remodel
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 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? |
Are you skilled as a general contractor???............or did you stay at a Holiday Inn Express??
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Dewilson, I don't understand your post. |
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if the pool has no experience, i would not recommend he/she tries to be a general. |
It wouldn't hurt to get a few general contractor quotes, but I think you will be shocked at the prices. And, you better have a very detailed, written contract, especially for the materials which can vary wildly in quality and cost. Whatever you do, don't pay any money in advance to any contractor. If a subcontractor needs an advance payment for custom materials, use a credit card. If they won't accept a credit card, I would refuse to pay in advance. Good luck.
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T&D told me they had to pay for special order items at the time they place the order.
That was an indication to me. |
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Bunch of videos on how to and how not to be your own general contractor.
youtube being your own general contractor on remodel - Bing |
Unless you have the greatest view in villages , I can not understand doing anything like this , but I’m probably bias , 14 homes , 5 here all new . I hate it just when I have new floors , plantation shutters and painting done as soon as I move in lol
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We have had 5 homes built, hiring a contractor for each stage of the build. Saves big money, and always knew the crews working on our homes.
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Try Doc’s Restorations. They serve as GC and manage all subs and work.
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I can suggest an excellent general contractor for you to interview. We are in the process of doing exactly what you are talking about doing. Our project is almost complete.
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We are just completing a project with a new golf cart garage, a store room and an extra closet. We used a general contractor and it's a good thing we did. The pandemic greatly complicates matters with fewer people working and materials in very short supply. My contractor tells me that before the virus he would call a plumber, electrician, etc and tell them when to appear. Now they tell him because they are so backed up. AND HE HAS PRIORITY. Most all of my materials have taken longer than "normal". Window 8 weeks. A/C delayed twice at the factory. SOD? Hard to get the type I have. And on and on it goes. It depends what you are doing of course, but I had to move gas, electric, cable and sprinklers, all of which were weeks out to schedule. With all the things I had to do myself, such as a driveway extension, flooring, and other things, it would have been very difficult to try to balance subcontractors as they need to come and go often more than once. Besides, if they are behind with contractors to whom they rely on for most of their work, what priority do you think they will give you. You can always get guarantees from them, but what good is it when they say that they can't get the materials or something else and that it's not their fault. These are not normal times.
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Hire a real contractor... not a handyman turn contractor.
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Just for thought
Number 1, Before you think about doing anything , total up your investment for the project and add that to the amount owed on your home. Make sure the project is financially sensible. One never knows when you might have to sell. Check with your insurance agent next, a lot of home owners policies will not cover you acting as a general contractor,God forbid something happen. Unless you are a scheduling guru,, you are going to have conflicts between the trades! Don't even start until all your supplies and materials are present, Covid has reaked havoc on the supply chain. It doesn't matter how much you save if it doesn't get completed!
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I saved about $30,000 hiring separate contractors last year when I installed a new Kitchen, two baths, and new flooring. Used Best Flooring in The Villages for the new flooring, used Cabinets To Go in Orlando to replace cabinets throughout, used Home Depot for new countertops, used Kiley Plumbing, and Pikes Electric. Hired painting contract who I would not use again.
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T&D has equity stake by the villages simply put the Morse family owns a cut ! Their prices are too high and quality is iffy but there will always be new people and naïveté
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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. |
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& Old. |
Sadly if you are a woman have a male friend or relative with you. I have experienced and heard from many many women how they were charged a lot more for the same service , the work was not done with pride( quality), and how it took much longer to get the crews to work.
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Why not new?
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T&D is owned solely by Tom Richardson , he started the company from scratch , they paid cash for much of there expansion to grow faster with no debt I’ve been here before he started as i , have moved through the villages I’ve known many people who have had work done and all were satisfied my home in Hacienda at Mission Hill had a slight depression that held a little water they replaced the whole walkway . They are good company treat there employees well
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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.
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Are you sitting down, the work you want usually cost $90, 000 can you get this back
When you sell the house. That what you have to find out before you do all these projects.
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just build a new one
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If you can manage do it.
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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!
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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.
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Fact or Fiction?? |
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. |
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