Why pay a contractor? - Build your own home
You've heard the stories before...
Carpentry Framing
The contractor made 100 grand on the job and I never saw him! The job took a year longer than planned... The job cost twice as much as the primary budget...Where are my sub contractors?
Why not cut out the contractor and keep all the money for yourself? Good idea but can you handle the truth
One of the primary jobs of the general contractor (Gc) or homebuilder is to carry on the sub contractors. A sub contractor (see partial list below) is defined as person who contracts with the Gc - like a plumber - while the general contractor contracts with the owner. Therefore, the Gc's covenant with the owner is the main covenant and the Gc's covenant with the plumber is a "sub" contract. A typical institution home can in effect have over 100 sub contractors, and one of the primary jobs of a contractor is to oversee all of these independent businesses.
So what makes a good homebuilder?
Relationships
A good homebuilder has strong relationships with sub contractors and suppliers that may have evolved over many years. That connection involves a level of trust, understanding and expectation. Have you ever hired person for any kind of work? It takes a while to frame out that person's strengths and weaknesses. The same is true for homebuilders. Managing complicated sub contractors means coordinating the schedule, overseeing the allowable materials and installation, contracting, and paying each sub contractor.
Expertise
Sure, a "non-professional" can hire sub contractors and buy materials but it's going to be harder for person to comprehend all the aspects of the building process the same way a professional does.
I could probably learn how to do brain surgical operation too! But I'm not sure you would want to be my first patient!!!
According to Dr. K. Anders Ericsson, a Conradi Eminent expert and Professor of science of mind at Florida State University who is widely recognized as one of the world's prominent theoretical and experimental researchers on expertise, it takes about 10,000 hours of institution to reach the level of expert.
Expert - 10,000 hours - that means 250 weeks @ 40 hours or 5 years. Technician - 5,000 hours to be very accomplished industrialized - 2,000 hours you come to be pretty good Layperson - has small or no institution in a field
And we are not just talking about expertise in hundreds of different building trades and techniques, but also the building Code, local rules and regulations, human relations, management, legal issues, safety, and political savvy.
Flow of work
Ever hear of a building job that took longer than it was supposed to?? Unfortunately it seems to be the institution not the exception.. Did you see the movie "The Money Pit" (a must see if you haven't!)? "Two weeks" is the answer to every inquire about how long it will take. Obviously, some smarmy contractors are at fault here. However, the client also has a responsibility to bear. The whole one speculate jobs slow down (assuming an attentive and professional builder is running them) is lack of proper information. The plans aren't specified properly. The owner hasn't finalized a decision.
When the flow of work is mismanaged or changed, it can have a devastating corollary on a job. The longer a job takes the more it costs - interest cost, overhead and rental costs to name a few. A well run job requires a good "helmsman" steering the way. Changes are certain in a institution home but the fewer the better. Good planning helps a huge amount, but when there is a change, the contractor needs to steer the proper change through design, permitting (if necessary), pricing, scheduling and doing to get the job back on track.
Sub contractors work differently than general contractors and it is prominent to understand this relationship. A sub may have 5, 10 or 20 jobs going on at a time and if a job changes or isn't ready when the sub is told to be there, it wastes time (time is money) for the sub. Fresh contractors fall into the trap of not having the job prepared or the proper specifications or materials available.
Quality
In expanding to overseeing the flow of work, a good contractor has a solid understanding of all phases of building and (hopefully) design. The contractor needs to know everything from what makes a good foundation facility - items such as clearance to rebar - to the single type and ability of a piece of wood - quarter sawn, rift cut, hard or soft. What makes a ability tile facility or retaining wall waterproofing system. The practices change in different parts of the country and different climates.
The contractor must understand the ever-changing building codes and regulations. He also needs to sound a safe job site and insure all sub contractors corollary the same practices.
Certainly building a home is not brain surgery, but just like every other profession, it looks easier than it is. If you want to take on building your own home there are many good books available to help you get started. In addition, investigate other ways to build such as getting the aid of a builder as a advisor or hiring an experienced building supervisor. Whichever way you go - learn what you can ahead of time. Even if you hire a contractor, you will still be heavily complicated and manufacture 1,000's of decisions to get the institution home you want.
Good luck!
Partial List of Sub Contractors
Alarm Archeologist Asbestos Abatement Backhoe and Bobcat Bee's Nest Removal Cabinets Carpet Chimney Sweep Concrete Concrete Resurfacing Concrete Coring Concrete Pilings Concrete Retaining Walls Decking Drainage Drywall Electricians Engineers Excavation Framing Carpentry Fencing terminate Carpentry Fireplace Masonry Fire Sprinkler stable Doors Geologist Grading Handyman - Repair Hardwood Flooring Hvac - Heating Ventilation and Air Conditioning Hot Tubs Interior Design Insulation Fiberglass Spray Foam Kitchen Design Lab Testing - Mold Testing Landscaping landscape Maintenance landscape - Tree assistance Lumber Supplier Low Voltage Computer Phone Audio Visual Alarm House control Systems Masonry provocative and Storage Native American Monitor Oil Tanks Painting Painting - Decorative Pest Removal Plumbing Pools Radon Gas Railings Retaining Walls Roofing Roof Trusses Screening Sealants Seismic Retrofitting Sewer Sheet Metal Siding Specialty Items Sauna secret Rooms Wine Cellars Sprinklers Solar Electric Solar Thermal Stone Fabricators Stucco Surveyors Trash and Hauling Tile Installation Supply Waterproofing Windows and Door Supply
Why Pay a Contractor? Build Your Own HomeWhy pay a contractor? - Build your own home
You've heard the stories before...
Carpentry Framing
The contractor made 100 grand on the job and I never saw him! The job took a year longer than planned... The job cost twice as much as the primary budget...Where are my sub contractors?
Why not cut out the contractor and keep all the money for yourself? Good idea but can you handle the truth
One of the primary jobs of the general contractor (Gc) or homebuilder is to carry on the sub contractors. A sub contractor (see partial list below) is defined as person who contracts with the Gc - like a plumber - while the general contractor contracts with the owner. Therefore, the Gc's covenant with the owner is the main covenant and the Gc's covenant with the plumber is a "sub" contract. A typical institution home can in effect have over 100 sub contractors, and one of the primary jobs of a contractor is to oversee all of these independent businesses.
So what makes a good homebuilder?
Relationships
A good homebuilder has strong relationships with sub contractors and suppliers that may have evolved over many years. That connection involves a level of trust, understanding and expectation. Have you ever hired person for any kind of work? It takes a while to frame out that person's strengths and weaknesses. The same is true for homebuilders. Managing complicated sub contractors means coordinating the schedule, overseeing the allowable materials and installation, contracting, and paying each sub contractor.
Expertise
Sure, a "non-professional" can hire sub contractors and buy materials but it's going to be harder for person to comprehend all the aspects of the building process the same way a professional does.
I could probably learn how to do brain surgical operation too! But I'm not sure you would want to be my first patient!!!
According to Dr. K. Anders Ericsson, a Conradi Eminent expert and Professor of science of mind at Florida State University who is widely recognized as one of the world's prominent theoretical and experimental researchers on expertise, it takes about 10,000 hours of institution to reach the level of expert.
Expert - 10,000 hours - that means 250 weeks @ 40 hours or 5 years. Technician - 5,000 hours to be very accomplished industrialized - 2,000 hours you come to be pretty good Layperson - has small or no institution in a field
And we are not just talking about expertise in hundreds of different building trades and techniques, but also the building Code, local rules and regulations, human relations, management, legal issues, safety, and political savvy.
Flow of work
Ever hear of a building job that took longer than it was supposed to?? Unfortunately it seems to be the institution not the exception.. Did you see the movie "The Money Pit" (a must see if you haven't!)? "Two weeks" is the answer to every inquire about how long it will take. Obviously, some smarmy contractors are at fault here. However, the client also has a responsibility to bear. The whole one speculate jobs slow down (assuming an attentive and professional builder is running them) is lack of proper information. The plans aren't specified properly. The owner hasn't finalized a decision.
When the flow of work is mismanaged or changed, it can have a devastating corollary on a job. The longer a job takes the more it costs - interest cost, overhead and rental costs to name a few. A well run job requires a good "helmsman" steering the way. Changes are certain in a institution home but the fewer the better. Good planning helps a huge amount, but when there is a change, the contractor needs to steer the proper change through design, permitting (if necessary), pricing, scheduling and doing to get the job back on track.
Sub contractors work differently than general contractors and it is prominent to understand this relationship. A sub may have 5, 10 or 20 jobs going on at a time and if a job changes or isn't ready when the sub is told to be there, it wastes time (time is money) for the sub. Fresh contractors fall into the trap of not having the job prepared or the proper specifications or materials available.
Quality
In expanding to overseeing the flow of work, a good contractor has a solid understanding of all phases of building and (hopefully) design. The contractor needs to know everything from what makes a good foundation facility - items such as clearance to rebar - to the single type and ability of a piece of wood - quarter sawn, rift cut, hard or soft. What makes a ability tile facility or retaining wall waterproofing system. The practices change in different parts of the country and different climates.
The contractor must understand the ever-changing building codes and regulations. He also needs to sound a safe job site and insure all sub contractors corollary the same practices.
Certainly building a home is not brain surgery, but just like every other profession, it looks easier than it is. If you want to take on building your own home there are many good books available to help you get started. In addition, investigate other ways to build such as getting the aid of a builder as a advisor or hiring an experienced building supervisor. Whichever way you go - learn what you can ahead of time. Even if you hire a contractor, you will still be heavily complicated and manufacture 1,000's of decisions to get the institution home you want.
Good luck!
Partial List of Sub Contractors
Alarm Archeologist Asbestos Abatement Backhoe and Bobcat Bee's Nest Removal Cabinets Carpet Chimney Sweep Concrete Concrete Resurfacing Concrete Coring Concrete Pilings Concrete Retaining Walls Decking Drainage Drywall Electricians Engineers Excavation Framing Carpentry Fencing terminate Carpentry Fireplace Masonry Fire Sprinkler stable Doors Geologist Grading Handyman - Repair Hardwood Flooring Hvac - Heating Ventilation and Air Conditioning Hot Tubs Interior Design Insulation Fiberglass Spray Foam Kitchen Design Lab Testing - Mold Testing Landscaping landscape Maintenance landscape - Tree assistance Lumber Supplier Low Voltage Computer Phone Audio Visual Alarm House control Systems Masonry provocative and Storage Native American Monitor Oil Tanks Painting Painting - Decorative Pest Removal Plumbing Pools Radon Gas Railings Retaining Walls Roofing Roof Trusses Screening Sealants Seismic Retrofitting Sewer Sheet Metal Siding Specialty Items Sauna secret Rooms Wine Cellars Sprinklers Solar Electric Solar Thermal Stone Fabricators Stucco Surveyors Trash and Hauling Tile Installation Supply Waterproofing Windows and Door Supply
Why Pay a Contractor? Build Your Own Home
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