re: Building permit expediters/consultants

quote:

---

Back to top
They are a racket and if you are building near you in Bogalusa, you won't need one anyway. Permit office around there won't be like dealing with a more strict parish or city. Just hire a decent architect and they can handle the permitting. If you just hire a plan room or drafter, then you will have to handle permitting yourself.

Just like every OT thread about building a house, it's rocket science that only GCs can figure out in the OT's hivemind. It's always hilarious. If you set exepectations for yourself and your trades, you will be fine. Yes, your trades will abandon you at times because they have to service their bigger clients. So your build is not going to be as efficient as a regular builder. However, if you have held enough of their money, they will come back. Built 5 of my own houses and every house there is one trade that you end up getting crossways with and you have to find another.

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. My dad was a carpenter/cabinet builder when I was growing up, so I actually did a bunch of the actual work on my own houses. He built 4 of his own houses and helped me on all 5 of mine.

---

All of this is my experience. Someone saying there's no way my plumber DOESN'T work for GCs, or would prioritize them over me, just doesn't understand small towns, or at least where I'm at.

I'm not saying that what some of the GCs are posting here isn't true for them and their area. But I have personal relationships with the following

Plumber-best man in my wedding
HVAC- the plumbers first cousin and a lifelong friend
ELEC-Worked together when we were in school, still does work at my house, hang out periodically
Architect-lives around the corner from me
Concrete- owns the concrete plant, went to school with since 2nd grade, has a crew
Cabinets-went to school together, done 2 other houses for me
framing/siding/flooring/roofing/windows/insulation-went to church together our entire childhood, still does work for me
Materials-the two guys that own the lumberyard are personal friends, one a general contractor just for fun. They'd bring me a 1/2 plumbing fitting at 2 in the morning if I needed it. If I missed anyone I might need, these guys have someone.

Also, all of those people listed have issues with the permitting office. They just make shite up and it changes day to day, person to person. And none of them drop work to run to a GC and take are of them first. It's just not the business model for them. Mainly because the GC wants people they can use that way, and a guy with a solid business doesn't need their work.

I'm not saying there aren't places where a GC is needed. And if you don't know all these people I could see where you would need someone. But it really ain't that complicated when you have good people.

The problem is always the permit office. I'd rather hire someone that knows how the process works, with an understanding of the actual codes, than deal with them myself.

First, you may get more targeted responses moving to the H/G board.

I have a little experience with commercial development. Depending on your municipality if you have good plans, and stick to them permitting may not be that bad. Or it could be hell, I would do some research and go talk to the permit office.

Alot depends on your job and life flexibility. If you work from home/close to home and can check on things multiple times/day if needed and still get your work done, its doable.

2nd question is other life stuff like kids, family, vacation, church, etc. During the build, however long it takes, you need to be ready to miss kids sporting events, family commitments, and even move vacations to get the house built. Not showing for a sub due to a kids dance recital could cost you weeks, I've seen this happen for commercial projects.

quote:

---

How could you possibly know what my county required, when you do not know what county/state.

---

Because inspectors don't shoot grades on forms in any jurisdiction in the United States of America or they would be liable for any issues on where or how high the house is built.

Inspectors inspect. They do not create surveys they may pull a tape to verify the setbacks but the idea that they verify the forms and slab is laughable.

But you could prove me wrong real fast - post your county or parish. I'll do the legwork real fast on their requirements.


Also there is no where in this country as well that only checks the electrical drawings. That's asinine and you don't have to be a contractor to know that, it's common sense.

Your general demeanor is pretty typical of the 4 I interviewed to build my replacement house following a hurricane wipe out. All of them wanted very large money up front and access to my insurance carrier directly. Most of the county problems occurred from general contractor taking the bucks and disappearing .

My subs and I had clear communication, I bought the material bulks, paid them weekly progress based, and gave them fried chicken and beer on Friday evening. 5 months from building permit issue to moving in on a 650 thousand assessed value house.

The subs greatest fear is getting not paid by the General C. Thats the underlying reason for workman's liens.

quote:

---

They don't even check set backs themselves. These days most every inspection office requires a foundation survey after foundation goes in to verify.They just give it a quick look and then sign your permit card allowing you to proceed with framing.

---

You are correct sir. Every now and then you will run into some inspectors who will pull a tape to verify the form inspection though.

But yes, exactly what you said is exactly what I was saying.