General Contractors Chapter Overview
When beginning a home rebuild or repair, understanding the role of general contractors and the process involved is essential for a smooth and successful project - and that’s exactly what we will cover in this chapter. This is roughly what we will tackle followed by a brief article on going DIY vs choosing a licensed contractor:
Role of General Contractors
Project Management: General contractors oversee all aspects of the construction project, including scheduling, coordinating subcontractors, managing the budget, and ensuring quality workmanship.
Subcontractor Coordination: They hire and manage specialists like electricians, plumbers, and carpenters, ensuring that each trade’s work is completed correctly and on time.
Permits and Compliance: Contractors obtain necessary permits and ensure the project complies with local building codes and regulations.
Quality Control: They monitor the quality of materials and work, addressing any issues that arise to ensure the final product meets the homeowner’s expectations.
Finding the Right Contractor
Research and Referrals: Start by asking for recommendations from friends, family, and neighbors, or search online for contractors with strong reviews and ratings. Verify their credentials, including licenses and insurance.
Interviews: Meet with potential contractors to discuss your project. Ask about their experience, how they handle challenges, and request examples of previous work.
Check References: Contact past clients to get insights into the contractor’s reliability, quality of work, and ability to stay on schedule and budget.
Understanding Estimates & Bids
Contractors
Estimates: A general contractor will provide an Estimate of the project’s cost based on the Scope of Work. This is typically an initial rough estimate that may change as details are finalized.
Bids: A more detailed document that includes a breakdown of costs for materials, labor, permits, and other expenses. Bids should be compared carefully across contractors to understand the differences in pricing and scope.
Fixed-Price vs. Time-and-Materials: Understand the type of contract offered—fixed-price contracts offer a set total cost, while time-and-materials contracts bill based on actual time worked and materials used, potentially leading to variable costs.
Fixed Bid vs Time and Materials Bid
Structure: One of the most critical decisions you will make early on is what type of bid you’ll want to solicit from contractors. There are two basic types of bids - Fixed and Time & Materials. Both offer pros and cons to managing your project.
Price: A Fixed bid essentially locks the expected price in place whereas a Time & Materials bid is based on an hourly rate plus materials and profit.
Pros and Cons: There are a fair amount of tradeoffs with each but in short a Fixed bid offers certainty but with limited flexibility, whereas a Time & Materials bid offers flexibility but costs can escalate quickly.
Other Major Document Types
Contracts: A detailed agreement outlining the scope of work, payment schedules, timelines, and responsibilities of both the homeowner and contractor. Ensure all details are clear before signing.
Change Orders: Documents that capture any modifications to the original contract, such as changes in materials, design, or project scope. These often affect the cost and timeline.
Permits: Official documents required by local authorities to authorize construction work. The contractor typically handles obtaining these, but the homeowner should verify that all necessary permits are secured.
Plans / Blueprints: Documents that describe your project in detail, including site evaluations, floor plans, elevations and more.
General Process
Initial Planning: Discuss your vision, budget, and timeline with the contractor. This phase includes site inspections, preliminary designs, and securing permits.
Construction Phase: The contractor coordinates subcontractors and manages daily activities on-site. Regular updates are provided to keep the homeowner informed of progress.
Inspections: Throughout the project, inspections ensure that the work complies with local building codes and regulations.
Final Walkthrough: Once the project is complete, the contractor will conduct a final walkthrough with the homeowner to address any concerns or minor adjustments before final payment.
Schedule Dependencies
Subcontractor Availability: The project’s timeline often depends on the availability of skilled subcontractors, such as electricians and plumbers. Delays with one trade can impact the overall schedule.
Material Delivery: Delays in material delivery can push back the schedule, so it’s essential to order materials well in advance and track their arrival.
Weather Conditions: For outdoor projects or work requiring specific conditions, weather can play a significant role in scheduling. Contractors often plan for contingencies, but unexpected weather events can cause delays.
Permits and Inspections: Obtaining permits and passing inspections are critical milestones that can affect the project timeline. Delays in these areas can lead to setbacks.
Learn More
By understanding these key aspects of working with a general contractor, homeowners can better navigate the complexities of a rebuild or repair project, leading to a more efficient and successful outcome. This chapter unpacks these aspects and more.