Talk me out of self contracting a home renovation/expansion...

Yea of course, most contractors will negotiate a "cost plus" approach and just work/ manage what you need them to.

The big thing is permits and structural. Everything else is very easy to do yourself and as said you'll be doing as much work as the contractor will anyway.

You can also bring a contractor in for just the structural and do the rest once that's done?

quote:

---

, I'm good to go from there installing cabinets, molding, paint, flooring, etc. Would a GC be willing to take on a project that they managed until the finishes needed to be done and I took over?

---

I literally just finished a nightmare home addition and promised myself if I ever do a major reno/remodel again, I'd find my own subs for finishes. I spent too much of my time babysitting and riding the GC's arse and I still ended up with sloppy work

quote:

---

If I tried lining my own subs up, I'd be waiting forever, making dozens and dozens of phone calls, taking time off of work to get multiple quotes and oversee their work, etc.

---

I mean how many do you need? Electrician and plumber are extremely easy to find. Carpenter is probably the most difficult. Sheetrock is not that hard.


If you don't hire a GC, you can also afford to overpay your subs and still come out cheaper. The key really is finding a whole days work for them. If you have half days of work or less, for anyone beyond an electrician and plumber you are going to have a hard time getting them to show up with any kind of regularity or planning.

quote:

---

quote:

---

If I tried lining my own subs up, I'd be waiting forever, making dozens and dozens of phone calls, taking time off of work to get multiple quotes and oversee their work, etc.

---

I mean how many do you need? Electrician and plumber are extremely easy to find. Carpenter is probably the most difficult. Sheetrock is not that hard.

---

For something like a kitchen renovation:

Electrician, plumber, tile installers, drywall, painters, cabinetry, counter top installers, finish carpenter, etc.

Again, it's doubly or triply difficult to find and manage these guys. You have to vet multiple subs, meet them, get bids, etc. Then you have to get them setup for the work, oversee their job, and then plan for the next stage.

Not saying it's impossible--I'm actually debating the same thing myself for my next stage of my renovation.

I am simply pointing out the reality. You can find a list of folks and start making phone calls. But don't be surprised if the good subs are already lined out with work from their established contractors they work with routinely.

Here's another thing, and I'm in the middle of a roughly $40k kitchen remodel. Not bragging at all, got the house as a foreclosure that's the only reason we are splurging some.

I spend just as much if not more time checking my GC as I do if I GC'd it myself.

We removed a wall and opened the kitchen up, that's why I am using a GC. Put in a steal beam and post.

But as far as the actual kitchen remodel, I'd of much prefer'd to do it myself.

GC's are very busy if they are any good. A good one builds houses where they make most of their money. Remodels are just side gigs and not priorities.

GC's as said build houses, they have their own styles they like. I've had to go back and ask for things done differently because our GC assumed something instead of asking. Nothing horrible, but I'm just saying its not like you hire a GC and all is perfect.

You can pull your tooth, but would you do it?

You want a GC so that you have someone to blame when the project goes south.

quote:

---

You can pull your tooth, but would you do it?

---

Do you take your kid to the dentist every time they have a baby tooth fixed? You can get insurance for building in case of an issue.

GC's can definitely be worth it especially if you have no idea what you are doing. But there are plenty of times subbing out the work yourself is not anymore difficult.

I subbed out my new house build myself in 2009. Saved a bunch of money and got a way better house than if a GC would have done it.

2 things you need to do it yourself...time and money.

I checked on the house every morning and afternoon. Plenty of times made trips out during a lunch hour. You have to stay on top of the subs. Even the good ones. Also you are just one check to all your subs. They will do your job and probably never get another one from you, thus if a GC calls needing something you usually get pushed back. GCs come with multiple jobs thus multiple checks. A GC can build a house in 5-7 months, add another 2-3 if your doing it yourself.

Money..you need money..like in the bank already money. Not construction loan money. I had a decent amount of money in the bank ($40000) and the rest I needed in a construction loan with 4 draws. By the time I got to the backout stage my $40k and first draw money was gone and I owed $15K to the lumber yard. They let me do a net 30 but most subs or suppliers wont. If they finish the work they want to get paid..and I don't blame them. My biggest issue was you need to buy appliances, and plumbing and light fixtures way in advance and the bank isn't going to give you a draw on them until they are installed. You need $$ a bunch of it on hand to sub it out yourself.

Had a blast doing it though. If you have the time and money do it.