With my addition, the contractor handled the permits. He let me buy fixtures and appliances, but he purchased most everything else. I would ask for sample contracts from each contractor and scrutinize them thoroughly. Make sure the bids are not missing items which can make one bid appear lower, when actually the items just get added on later. Decide if you want to work with fixed bid contract or cost plus.

Some contractors will allow you to use your own subs, but most don't like that. I don't know about the contractor just doing framing, I would think they may not be interested in that because they may not make much profit. It sounds like a hassle to GC it part way through, you would need to take over the permit and inspections and get the bids from the subs.

Just about to sign a contract with a GC for my addition / renovation in NJ. I imagine these things may be regional, but here the GC gets the permits. We are supplying the fixtures/tiles/caninets/appliances and Windows (we happen to have a connection there, otherwise would be fine with GC doing windows ). This was all specified in the bid our architect prepared because I feel more comfortable that way. We are also using our electrician, but that's only because the GC was fine with it (and he gets the markup because he will be supervising him) Otherwise we'd use his.

If you specify your desire to provide a sub or materials in the contract you'll find a GC who is fine to work with that. The others might not even bid on it (depending how strong the market is in your area ). I'd be shocked if they care about painting as its at the end and not a huge part of the project profit wise.

We looked hard into what you suggested - we had a mason for the foundation and found a guy who would do demo, framing, roof and siding. So essentially with 2 guys (who we reallly truste) we'd have the house framed up and closed. In the end it would be a 10% savings. Which is a lot in dollar terms, but not worth the risk, time and hassle. Plus we really like the GC and he has a great reputation (fingers crossed ), and does a lot of very similar jobs which gives us great confidence (fingers still crossed).

There are just so many subs involved that we can have a great experience with 90% of them and still have significant delays, extra costs or shoddy work.

The reason I would like to use my own guys for electric, HVAC, and windows is because as I said we remodeled the existing house and that's who has done all our previous work. We know them, we are comfortable with them, and they give us special pricing. Besides the fact that I feel like I should give them the business, as a loyalty. I'd probably be okay without the electrician, but the HVAC has been working for us for years, and I'd prefer the windows to match with the rest of the new windows we just put in. I imagine it's going to be hard to work them in with the GC though. The GC has told me that they can just do the waterproofing. But I'd also need them to do some of the finishes like install the tub and shower, and the tile. Perhaps they would be willing to do the rough framing then give us a week or so for the subs to work then they could come finish up? Something I'll have to ask them.

With the windows just specify the type of windows you'd like - I don't see the issue. If you want your person to install the windows, I'd advise against that for a couple of reasons: 1) Since that's the framer's job, you don't want to get in a finger-pointing session if the windows don't fit correctly, either initially or especially if there are problems down the line (which is a not infrequent occurrence with windows). 2) You are going to end up paying twice for installation - the framer isn't going to reduce his price for not installing the windows - it's implicit in the bid.

I don't see why it would be hard to work in the HVAC guy - just ask the GC. One thing is that GC's are always looking for quality, well-priced, reliable subs. If he comes out of your job with a new sub he can call on that's a success for him.

Very few GCs will allow you to do some work yourself. Delays in scheduling can cost them a lot of money and adding an 'unknown' quantity like having to wait for some of the DIY aspects adds a lot of risk. Even though painting is near the end, there are still things that have to be done after that and very few GCs will want to wait for you.

If a GC isn't busy then maybe they won't care. But if they aren't busy then that's a bad sign. Quality work is always in demand.

Some GCs may be willing to use your specified subs. But again, some GCs may have a core group of subs that they know that they can depend on and working with unfamiliar subs adds risk. More risk usually means more money.

If you really are as picky as you say, it might be better to consider GCing the project yourself. Then you can take as long as you want and do whatever aspects you'd like to do on your own schedule and use your own subs.

We've done two room additions where we hired a GC to get it under roof and then we finished the interior. We DIY-ed all the work, but you could hire subs as well. Some GCs won't want to play that way, and that's fine, find someone that is comfortable, and be up front about what you want to do.

In our case, there was no working over each other, there was a definite point where their work finished and ours started. I'd recommend doing that, instead of saying "come back and do the drywall after we've got the electrical and plumbing roughed in." Just hire the drywaller directly.

In both cases, we supplied the windows and doors, and they installed them. In one case the GC pulled the permit, in the other we did.