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Addition and remodeling: General Contractor or Sub Contractors

7 years ago

Hello,

We are planning a major remodeling to our home along with doubling the space (1100sft to 2000sft). Almost like a tear-down and rebuild.
I was wondering if it is better to have a single general contractor sign up for everything OR hire sub-contractors myself who specialize in specific things.

For example, I have a GC who is quoting me a price for the entire project (excluding fixtures) with a timeline of 5-6 months.

Would it be better for me to hire the GC only for constructing the structure and use my own sub-contractors for bathrooms, kitchen, flooring etc.? I am wondering if this will accelerate the project timeline as well as decrease the cost. Do people do this generally and are GC's okay with an arrangement like this?

Thanks!

Comments (11)

  • 7 years ago

    depending where you are, i'd be concerned you wouldnt be able to get subs to come to your project. its a hot market here outside boston, and everyone has all the work they need (seems like!). contractors have their own networks with subs and can get them to come when needed. you'd be sorta on your own.

    Sir D thanked Judy Mishkin
  • 7 years ago

    I think there might be a difference in terms of insurance as well? Last time I was down at the building inspectors office they were saying something like this. I guess a general contractor will have some master insurance that covers everything, but if you are the general contractor then maybe part of it goes on your own insurance? I just kind of overheard this so I'm not entirely sure

    Sir D thanked User
  • PRO
    7 years ago

    Sir D:


    You can hire your own subs, but you have little leverage over them, I don't care what's in writing. The subs you want are on the "A" list of the good GCs who provide them with thousands, possibly hundreds of thousands of dollars worth of work a year. You're just one little 'ole job and there's nothing you can do about that.

    Sir D thanked Joseph Corlett, LLC
  • 7 years ago

    I did a remodel....not as large as yours...but still quite significant. My GC was worth his weight in gold!

  • 7 years ago

    Another vote for getting a GC. Having done a whole home remodel just over a year ago, I will honestly say, it is so, so much work! You need someone who knows exactly which trades need to be there when and is watching over to make sure everything is on track.

    As to the 5-6 month timeline, that does seem very quick to get that much done. You should probably have a few more people give you a quote.

    As Sophie says, it may be cheaper to teardown, seems to depend on the area. Where we live, a teardown and rebuild would cost 3 times the amount than what we did but I do know of friends from other parts that found it was cheaper.

    Word of advice, do your research very well before selecting your GC. Don't just get the cheapest one

  • 7 years ago
    last modified: 7 years ago

    do you have the time and do you like to manage the process? how handy and how knowledgeable are you? There are good GCs and there are bad GCs. If this GC is good and can deliver in 5-6 mths, i'll say go for it! That seems fast.

  • PRO
    6 years ago

    "If you are a good manager and have knowledge in the remodeling, you don't need GC."


    This is a common, and with the building boom, a possible catastrophic myth. Coordinating trades is only part of a GC's job. The other part, which the OP can't get, is having leverage over subcontractors. He'll always be a "onesie" to these subs and they will disregard a written contract with him to please a GC who throws them hundreds of thousands of dollars worth of work every year.


    We read it here constantly; it's the way the real world works.

  • 6 years ago

    SPAM promoting her blog. Not real world realism.

  • PRO
    6 years ago
    last modified: 6 years ago

    Use a General Contractor. It's a lot of things and people to manage yourself if you don't have residential construction experience. A lot of things can go wrong. Plus with a GC you have 1 person to go to for changes/complaints, payments etc. Make sure you get someone with experience with major remodels and get references. Also, the GC won't take responsibility for the work of subs you hire. If they do something wrong and you want it fixed, that would be on you. A GC has the knowledge to come up with solutions to problems you will encounter, because there will always be issues that come up during a remodel.

  • PRO
    6 years ago

    If I'm your GC, you won't have your brother-in-law paint a bedroom without my permission.