Contracting my homebuilding project myself. Any suggestions?

Question

My wife and I are going to build a house likely within the next year. Rather than hire a general contractor, I am convinced that the best thing to do is to do my own general contracting and save as much money as possible. I was wondering if any of you have any suggestions, cautions or advice yo could give me? Thanks in advance!

Answer 1

I've been in this business a long time, and your task is daunting.

First interview various SUB contractors,,, IE: Concrete companies, masons, framers, finishers, truss builders and roofers, plumbers, electricians, flooring people, window/door contractors, insulation contractors, appliance installers, painting/drywall contractors, etc. etc..

All should be licensed, bonded, have references you can investigate, and hopefully rely on for honesty.

You'll also need to do some of the legwork such as visit the local agencies that govern codes and zoning issues.

You don't state any actual experience in any areas, but could do some of the finishing as a DIY?

The problem I suggest with all the above, might not be a budget issue at all, but monitoring and governing so many contractors, other than a GC who's task it is to handle those details to completion.

Rev. Steven

Answer 2

Both Steve and Joe gave very good answers.
Yes, it would seem that you would save $$ by contracting yourself but the time involved for the entire project could be overwhelming if you have your own 40 hour a week job. If you hire someone to supervise the job you only have to deal with that person, the GC will do all the scheduling and coordination of all the subs. Think of it as if someone with no experience trying to do your job, your boss would probably not be impressed. If all the details of the project are addressed in the plans, and in the contract you state things are to be built to code, you are covered and the GC is responsible. I believe it is better to spend $$ up front on a good set of plans to minimize the surprises because there will always be things that can not be foreseen. Good pre-planning will also help eliminate delays once the project starts. Be patient and figure about 10-20% additional $$ for necessary changes you make and or the job requires.
I have been in construction for 25+ years as a sub contractor and inspector and I'm not sure I would take on this large of a project by myself.
Best of Luck.

Answer 3

Good luck with your new house. My Husband and I are currently building a new house. We are building out of ICF's Insulated concrete forms this is the best way to build your new house if your are interested in energy efficiency, fire protection (concrete won't burn), wind load (tornadoes or hurricanes). If you have construction knowledge and know people you can hire as your subcontractors you might be okay, but if you don't know anything about construction or know any of your contractors you could get screwed really bad. Make sure you get all quotes in writing and find out where you can go and actually see some of their work in person. They can take any picture put it in a book and say they did it. Check references. Good luck.

Answer 4

Be sure to get pricing from at least three licensed, bonded and insured contractors for each trade. You don't necessarily want to take the lowest proposal, but the proposal that includes all aspects of the individuals trade. For example, the site utilities contractor might exclude backfill in his proposal, expecting the concrete contractor to backfill his foundations, but he also excludes it. If this happens, you might find yourself out there with a shovel, or having to put more money into a change order to get this done. This could happen in every trade, and add up, so be sure every aspect of the job is covered by one contractor or another.
Another topic to be sure that you do correctly is your construction schedule. It will be up to you to schedule the different times that you need particular contractors to be there to do their part of the job. You don't want your drywall going up until all of the MEP (mechanical, electrical, and plumbing) trades are done.
Be sure to have a signed contract of your own with each contractor. The contractor will protect themselves with their own contract, but that look out for your best interest. Look into an AIA contract, which is a standard form of agreement between owner and contractor. In this contract be sure everything that you want the contractor to do is noted, from the actual scope of work, to clean-up, to what materials are included and what is not...
It will also be up to you for all permits and inspections, so investigate who you need to call and the time frames for permits.
Good Luck.

Answer 5

Try counseling with a good psychiatrist. If you don't need it now, you will. A marriage counselor will be necessary as well.
You could avoid this, and hire a GC.