Use a General Contractor?

[imbeautiful1]

No need. I see trust as a weakness, which if you really think about it, it is. When you trust someone to do or not do something your are at their mercy, yes, they can live up to that trust, but you can also get burned. Every time someone tells me they are going to do something, or are not going to do something, I tell them something to the effect of "we'll see" which we will, I don't get my hopes up to trust someone, and I can never possibly get let down. I am smart when it comes to predicting what someone will do, but never trust either way. Predictions can be wrong, and I'll be fine, but when trust is broken you'll be hurt, possibly emotionally and monetarily. I feel sorry for those who give their trust out like candy, it's just a set up. Don't believe me, think about i, you'll get the picture soon.

[wells]

I know it took two years, five months and eighteen days to get the word out, but surely by now we have all heard that slavery was abolished right?   So what's with all this I CONTROL YOU NO I CONTROL YOU bravado? For the love of pete, put 'em back in your trousers!

jrockfl, expounding on what Keith said in the first place, make sure that you get some references from trusted sources. Meet with GCs and take proposals (start with ballparks like cherdwelth offers) until you find one whose overall program is compatible with yours. When you find that person, hammer out a contract that is mutually beneficial for both parties, with sufficient remedies in place for any future breach. Honor your part, and keep a watchful eye on all progress. If the GC doesn't honor her part, avail yourself of the remedies made available in your contract.

There is no reason to treat this as anything other than a business relationship because that is what it is. Not a puppet show, not a d**k clanking contest, just a relationship forged by business.

Much success to all...d

[jrockfl]

Thank you deborahwells for response.
I did a walk through with a GC today and this might be a bigger project then what I would like for my first flip. His ballpark for what I want done is $45K to $50K. He would need to come back to get more accurate numbers.

I do like this GC, and believe what he is telling me and feel that he could get the job done. My other concern is the selling price, he doesn't think it would sell for what the realtor is telling me.

[kdhastedt]

<<For the love of pete, put 'em back in your trousers!>>

Stop Deborah...you made a half of cup of water come out my nose...

Keith

[cherdwelth]

Thanks Deborah for re-stating some things I was trying to say - which apprently I couldn't get across. I am not the enemy - I enjoy working with my customers and creating a beautiful finished product. I'm a designer by education - builder by trade .. so seeing something look great at the end is what I enjoy. I treat everyone fairly and yes, I trust most everyone but do due diligence.  If a customer starts to withhold money to control me or start trying to take control of the actual construction, then I'm sorry but I cannot continue working until its straightened out. Once the customer starts directing the whole show and telling me what to do - they become liable - at least in our state. If that's what they prefer... I'll step away from the project ..with no hard feelings.

Example: If a customer says "I want you to built this wall this way" and I feel it is not safe or within code - and  they insist, I won't do the job. That kind of control can get people into a lot of trouble.

I never said I control anyone.  I'm probably one of the easiest going GC's around. LOL

One other thing about buying materials. If you are using a sub-contractor only (not under the supervision of a GC) you can request to purchase materials. BUT - if you are using me, then I have my subs purchase materials - WHY? because I have to warrant all work for 1 - 2 years. I need to know that all materials used are quality and warranted by my subs. I cannot warrant materials purchased by the homeowner. We state this in our contract as well.

Jrockfl - The advice from the GC may help you decided if this house will be a profitable one. Good luck.

[jrockfl]

Thanks cherdwelth. I don't care about controlling the GC, I just want to make sure the job is done and comes in at or under budget. Can i establish a max budget, let's say $40K and that's it?

[cherdwelth]

If you are rehabbing and say to me, I've got $40K -what can we do? I'd try to help you stretch that as best I could. We'd do the major stuff to make sure the house was functioning correctly, then save money on the cosmetics. There are all kinds of ways to get the "look" without spending the bucks! I do it all the time.  

[DannyTheGreat]

I think the word 'control' is being misconstrued. To me control is to have clauses in the contract that look out for your own interest without making in one-sided. To control the contractors motivation (money) but never withholding proper payment. I do not believe in micro managing because it undermines the purpose of having anyone work for you.

I don't care about controlling the GC, I just want to make sure the job is done and comes in at or under budget.

Passing off your job to someone else you've never met and hoping it is done perfectly is a niave way to do business. Crossing my fingers is not a method I typically use to ensure success.

I don't know anything about construction so you will never see me standing behind someone telling them where to put the nail. But until I know a person I am cautious of his integrity with my money and his sub's quality of work.

Contractors are investors worse nightmares on rehabs, which has led many to just do the work themselves. The antidote for this is control. You control with; contracts and checks. I never dangle checks over anyones head but I also don't pay people to put garbage in my house.