Here’s what I saw was needed:
- Asbestos abatement company to remove the asbestos from the water pipes.
- Plumber to remove the pipes that ran through the 2×8 floor joists and then reintstall the pipes
- Electrician to remove electrical lines and reinstall them
- Framer to sister in additional joists on either side of damaged joists
That’s 4 subcontractors when the customer thought he only thought he needed one.
When I build a new home, I may use up to 45 different subcontractors to get the job done. That’s a lot of companies. I’ve worked with each one of them. I know how they work, how long it will take, and how they handle issues after installation. It has taken me years to come up with the list of subcontractors I use today.
While I know the list of contractors is valuable (especially to me), it’s only part of being a general contractor. A general contractor also:
- Pulls necessary permits
- Sets up other items needed for subcontractors to do their job
- Preps site for work to begin
- Portable toilet- (Do you want us using your clean bathroom?)
- Site access- especially in a remodel
- Security- to prevent theft and control access to the site
- Is on site to handle questions and communicate and coordinate between subcontractors
- Sets the schedule and ensures that subcontractors complete jobs as specified
- Is on site for all inspections
- Warranties the work of all the subcontractors
- Ensures that subcontractors are appropriately licensed and have the required liability insurance and workman’s comp insurance.
- Pay the subcontractors and get the necessary mechanic lien releases
- Ensures daily clean up and coordinates communication and changes with homeowner
Obviously, being a general contractor is a full time job for me. A homeowner can be their own general contractor. But keep in mind a project is more than just a list of contractors- there is a lot of time and experience that goes into making a successful project.
Jason- J Carsten Homes