re: Subcontracting vs Lock and key

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Are you mad?

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“mad” as in crazy or angry?

ETA: See the wise advice in the post above this one, Mr L&k.

I know saving $30K - $40K seems like a lot of money, but I really don't think you will be successful in getting the house you want without a GC unless you have a lot of patience and time. Honestly, you will have a lot of trouble finding sub contractors to do your work, if you are not a mainstream builder. Even when you are able to find a sub to do the work that you need, they will put you off and even leave your job to work for someone who can promise them future jobs.

I work in construction and would normally agree with you.

If it wasnt for all the houses we have done and the 60,000 sqft building slab that was done a couple weeks ago.

It's laughable that you think 3 days of cold would back a small house up a 6-8 weeks.

And I'm not saying don't use them either. A couple of bumps, but they are moving now.

The rest of the process went pretty good with them.

Just had to give them a kick in the arse to get started.

I'd go talk to a bunch of contractors, you'll find some are easier to work with. Some will fit your style and some won't. It's nothing personal, they don't have to live in the house, you do.

I will add that an established GC will provide the following

Reliable subs.
If you are doing this yourself and a better job comes up you may get the 2nd string squad.
Subs are less likely to do shoddy work for someone they hope to work for in the future.
You are less likely to have someone walk off with your money with little chance to get it back
Dealing with inspectors can be a hassle especially when you have a full time job.

2 most important people are the slab man and the framer. A poor slab is a kiss of death and bowed walls may not be noticed until after paint. The GC should catch these early or prevent them

Unless you know what you are doing, have time, and have subs lined up don’t do it.

When you are managing the job acting like a contractor if you have a sub that does not have insurance and his guys get hurt you are responsible as the contractor.

What if windows get backed up, doors, cabinets etc can you manage how to work around this?

If you do not layout the plumbing in a slab house are you ready to be on the job to fix this before the slab is poured or after when they put the framing up having to bust a slab to move a pipe?

If the inspector for xyz show up on Friday and it fails are you ready to call to reschedule subs on the next phase and call the sub who did the work that failed to get him scheduled to fix the problems.

A lot of your time will be spent managing the job and it will affect your job or work if you are self employed. Man if you are married your wife will bitch and turn into a witch. I seen it happen way too many times.

Your lack of knowledge will cost you more in the long run

It sounds like you want a consultant. 10k and they do just about the same as a contractor.

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It sounds like you want a consultant. 10k and they do just about the same as a contractor

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They don’t. A consultant has no binding legal agreement with the subs and isn’t responsible for errors, omissions and poor workmanship. If something goes wrong, you are on the hook for it. Hire a GC you trust. If it’s all going to hell and you need guidance, you may consider an hourly consultant to help with damage control. For a large commercial design/build job, you hire a construction manager/consultant. But, unless I’m missing something, $10k for advice on a residence isn’t necessary. If you feel you need that, put the money towards hiring a GC.

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Those warranties aren’t worth wiping your arse with.
why you say this?

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I have had some experience with this.

If your contractor is a stand up baw, then you won't have a problem getting him to come back to repair things that may not have been up to his standard of quality.

If you have a contractor that is not a stand up baw, then he will not come back to fix his mistakes and the "homeowners protection act" (would have been better named the "shoddy contractor protection act") will not protect you at all.

That has been my experience over the years.