re: Building permit expediters/consultants

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So I was looking for someone to deal with it for me

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You should probably hire a sub

Have you talked to the permitting office or going off of what others have told you? Just curious. I've built a few things that required permits and the process was always a little more difficult than needed, but really nothing to shy away from.

I also have friends in various trades. I've had pretty decent luck finding the guys who are journeymen on their route to masters. Those guys have seemingly been hungry for side work. The guys I've met are also very motivated. The downside is you get their attention in the evenings and weekends when they're free. But I've also dabbled in virtually all of the trades at this point and the things that "fall behind" with the trades I don't mind getting my hands dirty and do the work myself.

Personally, I wouldn't let this thread discourage too much. You have something you don't want to deal with and you're trying to find a service to fill that need and asked the question. Sounds like it isn't an option. I'm not in the same state as you but the "good ole boy" system you reference has largely been worked out here unless you specifically ask for someone in a trade possibly.

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Anybody ever used one? Assuming I get this house built, I have no need for a general contractor, I can manage all the "subs" myself.

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Lol, this always goes exactly how you think it does.

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Normally people just deal with the permitting themselves but it's always a nightmare and the rules change for everyone(real good ole boy racket they got going).

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What are you talking about?

Louisiana hasn't changed codes since 2023 and even then it was minor changes from the updated NEC and IBC.

If you can't figure out how to apply for a permit. Building your own home is going to be an absolute disaster.

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County will inspect proper slab elevation, septic tank size, and maybe electrical. easy peasie

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This is inaccurate.

The parish or county will require you to have a surveyor provide several surveys include a top of forms and top of slab. The local authority will approve to continue the building process if your setbacks are correct and elevation is set at the right height.

I don't know about the "maybe electrical"

They're going to require you to submit plans, they'll go through a review process, if approved they'll be stamped then you build the house off of the stamped drawings.

Knowing what you're looking at when the wall is open is going to be the key. If you can't properly check framing and MEPs you're going to cost yourself so much money.

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one offs in the residential construction business are the lowest priority… not every trade but most of them

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Yep. I've known a couple of people whose houses came to a weeks long screeching halt because they couldn't find someone in my trade available and willing to do the job after their sub couldn't actually do the job. In my case it was a monster house that I had absolutely no desire to take on at any price.

To the OP ... If you're going to do this on your own you need to talk to multiple customers of each sub to verify the quality, honesty and timeliness of their work, particularly in the trades you're going to look at: drywall, taping, painting, finish carpentry, flooring, etc. Something to look for on the framing is making sure they install backers in the corners. And if you're in hurricane country know what you want / need and insist on it.

For every sub who claims they know what they're doing there's at least as many who don't. Have fun.

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The people I would hire don’t work for GCs.

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This is literally impossible.

You're going to hire a framer and drywall finisher who doesn't work for GCs?

Let's say even in this magical world you did somehow have a service contractor for every trade. You want your home to be their first new install? Do you know how different a plumbing service guy is vs a new construction guy. Good luck with the underground plumbing at rough...

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Most of the GCs I know use subs that are new to the business and are trying to establish themselves, so they take the work they can get.

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You don't know one GC. It's odd to lie about stuff like this but this is completely false.

Many jurisdictions require MEP to pull their own separate permit. These companies have to have workers comp, gen liability and a license in their respective trades. To become a licensed plumber takes 5 years at least. You have to work 8,000 hours as an apprentice before you can even take the journeyman exam, then you have to work at least another year before you're eligible for the master plumber exam.

But if you knew a GC you wouldn't be asking if you should hire a permit expeditor.

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The negative of it is you have to deal with the permitting office, which everyone, and I mean everyone, has an issue with

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Nope completely false. A poster earlier said go to the permit office and be kind and friendly and they'll be helpful and easy to work with. I pulled 12 new construction permits last year in 4 different parishes. I submitted my packages correctly, adjusted plans per reviewers notes and all were approved in timely manner. The only parishes that are typically issues are major metropolitan areas like EBR and Orleans parish and even then the key is to submit correctly,

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t: drywall, taping, painting, finish carpentry, flooring, etc

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He's gonna need at a minimum

- Surveyor
- Geo tech engineer
- Architect
- Structural Engineer
- Earthwork sub
- Concrete
- Plumber
- potentially post tension sub
- Electrician
- Framer
- Mechanical
- Termite Sub
- Insulator
- Drywall Hanger/Finisher
- Trim Sub
- Painter
- Flooring company
- countertop installers
- glass and mirror company
- Garage door installers
- Mason or Siding contractor
- landscaper

I'm sure I'm forgetting someone too

This doesn't even include the material which can be half the battle. He said he's going to use subs who don't work for GCs (somehow) so they're not going to turnkey it.

Now he's going to have to likely set up a pump truck, order the concrete, get a slump test if he's smart, order the plumbing fixtures, doors, framing material, roofing, windows, interior doors, base, crown, the hurricane straps, electrical fixtures, appliances, attic access ladders etc.

I hope he's comfortable with windzone ratings on his windows, fire rated garage doors, sizing his water heaters etc.

This is where most guys lose. They struggle to get the trade out and if they come out snd material is incomplete they're going to hit you with a trip charge and delay you, and you ain't a priority.


I have buddies that I've helped hold their hand while they build their own homes- I don't mind owner builds but what drives me crazy are these dudes who build a house and don't know what a king stud is, has no clue how important anchor bolt spacing is, can't check a plumbing like with laser level to ensure some fall but not too much and they build a dogshit house and then sell it to someone else after they live in it for a couple of years and patch it together.

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The people I would hire don’t work for GCs. They’ve established their own businesses and don’t have to play circus monkey to keep work. Most of the GCs I know use subs that are new to the business and are trying to establish themselves, so they take the work they can get. If their service call business is good enough they eventually have enough work to keep them busy without having to work for GCs. But this probably all depends on where you are. 

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You are misinformed. On all of this.

"this is inaccurate". Exodus 20:16........How could you possibly know what my county required, when you do not know what county/state.

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Most GCs these days are simply schedulers. They don't know how to actually build anything. They have realtionships and stay current on the process where they build. They can't do plumbing, electrical, framing, trim, etc.

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Well yeah… what are expectations out of a GC??