Home › Forums › Open Discussion › Need advice from people who have experience with home remodel/contractors
- This topic is empty.
-
AuthorPosts
-
July 18, 2012 at 4:38 am #604020
EleanorRigbyParticipantHi all,
I have read lots of posts here about contractors and remodeling and there is so much helpful information and some stand out reviews!
Well I am hoping you guys can give me some input.
My family and I are new to Seattle. We’ve bought our first home and it will need some work. Updating mostly.
We need to have a deck replaced or at least repaired. Two fireplaces need updating. Bathroom needs a complete update. Drywall work on the lower level. New windows and carpet on the lower level. New interior doors. We need a fence around the front yard. And we also need to have some electrical stuff looked at as well as heating and furnace maintenance. I’m sure there’s more that I’m forgetting
We aren’t afraid to do some of it ourselves if it will save us a bit, nothing major, I mean like interior painting and such
So here is what we are trying to decide…..Is it better (easier and most cost effective) to get a general contractor to do everything? Or would it be better to get a deck and fence person, bathroom person, fireplace person, etc.
Also when working with a contractor, do I have to come prepared with (let’s say for the bathroom) the sink I want, the vanity etc. Or do they provide you with samples/idea books and then supply it from the vendor they use. Do you think there is a “mark up” if/when they do that?
Thanks in advance!
July 18, 2012 at 4:45 am #764170
kgdlgParticipantI think the quick answer is: it depends. Do you want to do this work over time? Or do you want it all done at once? If you hire one GC he or she is going to charge you overhead and profit and markup on materials (if they are pickin out and picking up material, especially). If you went trade by trade you can often negotiate this and simply have them bring you receipts for reimbursement. A lot of guys will do this on small jobs especially. I think you need to figure out how many people you want to manage in the process. And is saving the o and p worth it for the extra management headache? Again, depends. I have a great electrician and local tile guy if you need recommendations. I also have a great GC who can do this all for you, but he isn’t west Seattle based.
July 18, 2012 at 4:55 am #764171
EleanorRigbyParticipantkgdkg some good points!
That’s what I am debating, is saving the overhead and profit a GC would charge worth the headache of managing it myself…I mean are we talking hundreds or thousands you know?
Whether or not I would do it all at once would depend on the overall cost. I definitely want to do the bathroom, the fireplaces, fence and windows, carpet, drywall before we move in so end of August or so.
I have to do the electrical because per the inspection there are some safety issues so I’d love your recommendation.
Oh I just remembered the garage needs stuff too! (door, electrical and fire safety stuff)
July 18, 2012 at 5:23 am #764172
dhgParticipantFor safety issues, don’t fool around. Call mr. Sparky to get it done right. They do a lot of work in west Seattle and have the expertise. Talk to Wendy Lind 246-7123, she’s one of the owners.
To get an idea of how to tackle the rest of the jobs, call Bill Babb of Better Builders, 588-2075. He can help you lay out a plan and get things prioritized. He has a lot of experience in remodels in the area, his office is in the junction.
Contractors typically do not bring in materials. They will recommend a few places to check out for selecting fixtures, counters and surfaces.
July 18, 2012 at 6:01 am #764173
kgdlgParticipantThe things you listed don’t sound that crazy expensive. But say it all costs 50k – you are going to end up paying 5 to 10 percent O and P in my opinion.
The electrician I highly recommend is Laz Electric – just google and ask for Laz when you call. He did a job for me and his guy was so efficient that it cost me less! And I know it was done well because he walked me through everything. (I am a housing developer)
Chris Taylor is a great local tile guy who can bang out a bath remodel in a week for you. But you would need to pick the fixtures. If you wrent that picky you can do that at home depot in a day. Just search for him on blog I just wrote a rave when he did our bath.
Why don’t you call three GCs and have them give you each a quote? Then you can really see what it will cost.
July 18, 2012 at 3:09 pm #764174
maplesyrupParticipantHaving a GC doesn’t necessarily remove all the headaches, nor does it guarantee you’ll be happy with the job.
When we had work done on our house we hired a GC for about half the job and used our own contractors for the other half. I’m way happier with the work our own guys did. We had more control over the process and better (as in direct) communication.
Of course the GC saves money trying to get cheap workers and ultimately, that was reflected in the work we got.
Not to say all GC’s are like that, but that was our experience. And remember that you get what you pay for.
July 18, 2012 at 4:01 pm #764175
RaynorcustomMemberHi Eleanor,
I read your posting and wanted to introduce myself. I’m a local contractor here in West Seattle and would love to discuss your project with you. I’m willing to work within your budget and we can discuss all the (very valid) questions and concerns you might have. I’ve done large scale remodels as the general contractor on the job and done small bathroom, deck and kitchen jobs as well. I’m confident we could come up with a plan for your remodel that fits your budget and makes you comfortable.
Feel free to contact me at:
Chris Raynor
206.370.2388
7509 California Ave SW
Seattle, WA 98164
I look forward to hearing from you!
July 19, 2012 at 3:11 am #764176
EleanorRigbyParticipantThank you everyone for your input!
kgdlg and dhg thanks for the referrals, I’ll check them out. I think that’s where I will start, talk to a few of the contractors on here that have been positively reviewed. Bill Babb is mentioned a lot, as are you Chris. I will be in contact with you shortly!
July 19, 2012 at 8:13 pm #764177
lilithMemberThe other reason you may want to use a general contractor is if you have projects that overlap–they know the order in which to do things and how to schedule everyone so the drywall workers don’t finish before the electrical person does their work.
Not that you can’t manage it on your own, but order is important when you have multiple projects. If you want to skip the GC, talk to all the contractors you’re hiring, tell them the other projects, and ask them what needs to be done before they start and what should be done after they finish. Then make a dependency chart, like managing any other project.
July 19, 2012 at 8:32 pm #764178
IrukandjiParticipantI’d HIGHLY recommend contacting Ed Novion at 206-551-5161. He is a licensed GC, plumber and electrician. He did our major remodel using architectural plans we had drawn up that didn’t include any finishes. He was excellent at helping us determine finishes as we progressed. His small team is onsite daily and they WORK. They were also very respectful of our home and family. He has effective working relationships with both subcontractors and inspectors that obviously respected his work.
.
We continue to call Ed as we replace windows or have special projects (garage door, kids fort, etc.). There were never any financial surprises, and when errors were made or changes were needed, they were taken on without drama and all set right.
July 19, 2012 at 8:38 pm #764179
WorldCitizenParticipantI recommend getting a list of what is mot important to you and doing one project at a time. Living in a construction zone is very taxing on your mental health.
That means finding the best person for those projects you want to tackle one at a time…not the whole thing at once.
-
AuthorPosts
- You must be logged in to reply to this topic.