Finding Good Subcontractors

[barnee]

What sources do you use to locate good subcontractors?

If finally ready to start obtaining prices for my detached garage and need to qualify good firms for the following work groups. Ill have full construction documents. I'm in the commercial construction business (but all of my work is not in the area I live)

1. Excavation, foundations and slabs
2. Framing, siding and trim
3. Roofing

I'm buying my own doors and windows and will hire an electrician and plumber for the under slab rough ins. Just building the shell at this point.

Angie's list doesn't have anything. I've used the blue book but that focus more on commercial. Ill be asking for recommendations from my architect, site designer and others but wanted to see if I'm missing some sources.

 

[Temaweaver]

Do you have a Builder's Association in your area? If so I'd get a list of members. Or drive by an area where high quality homes are being built and write down the names of the contractors working there.

 

[Cyberbear]

You may wish to also run the names of possible contractors through your state's licensing dept. and ask about recent complaint activity.

 

[Stuart in MN]

References from friends, neighbors or family.

 

[alwaysFlOoReD]

Get reccomendations from your material supplier.

Sent from my XT1032 using Tapatalk

 

[sberry]

Get reccomendations from your material supplier.

Sent from my XT1032 using Tapatalk

Not always a great idea unless he is personal friend.

 

[jgorm]

I've had good luck with www.thumbtack.com I found concrete guys twice and drywallers once. The drywall didn't turn out perfect (but still 98% perfect), but I figured that when their quote was $1400 and the next cheapest was $2200. My concrete turned out good. I got quotes between $8000 and $26000 and picked one for $12000. You can get multiple quotes in around an hour.

 

[Davefr]

What sources do you use to locate good subcontractors?

If finally ready to start obtaining prices for my detached garage and need to qualify good firms for the following work groups. Ill have full construction documents. I'm in the commercial construction business (but all of my work is not in the area I live)

1. Excavation, foundations and slabs
2. Framing, siding and trim
3. Roofing

I'm buying my own doors and windows and will hire an electrician and plumber for the under slab rough ins. Just building the shell at this point.

Angie's list doesn't have anything. I've used the blue book but that focus more on commercial. Ill be asking for recommendations from my architect, site designer and others but wanted to see if I'm missing some sources.

Get a GC. If you have general contractor, you'll have a much higher probability of getting good subs.

If you're trying to be your own GC then you'll be lucky to get the worst of the trades. You'll likely have little clout with them and then may bolt when a real GC has a job for them.

A good GC is worth his weight in gold. It's all about relationships and clout.

 

[captain14]

Get a GC. If you have general contractor, you'll have a much higher probability of getting good subs.

If you're trying to be your own GC then you'll be lucky to get the worst of the trades. You'll likely have little clout with them and then may bolt when a real GC has a job for them.

A good GC is worth his weight in gold. It's all about relationships and clout.

How much aggrevation are you looking for?

A Good GC will have his people in and out on time and on schedule.

 

[barnee]

I do plan to obtain a quote or two from GC's to see what the premium is, but around here they are not worth the additional cost unless you have no idea what your doing. Typical markup for a project like mine would be 30% to 40% on cost.

I've been overseeing complicated construction for 30+ years and am confident that I can control the subs. Just looking for how people have sourced subs directly.

 

[Git]

Get reccomendations from your material supplier.

Sent from my XT1032 using Tapatalk

^^^^^ This

Call the concrete company, lumber yard etc and ask them who they recommend.

 

[Davefr]

I do plan to obtain a quote or two from GC's to see what the premium is, but around here they are not worth the additional cost unless you have no idea what your doing. Typical markup for a project like mine would be 30% to 40% on cost.

I've been overseeing complicated construction for 30+ years and am confident that I can control the subs. Just looking for how people have sourced subs directly.

I'm sure you can oversee the job but here's what you're missing:

1. Subs don't like working for those they are unfamiliar with. If they have plenty of work lined up with those they have ongoing relationships with, then they aren't going to give you the time of day.

2. Whats left from #1 will be the "hacks" who you really don't want.

3. A good GC will make back much or their markup by making the job be more efficient and getting better pricing from subs then you could possibly negotiate on your own.

4. A GC will also make sure the job is done right because they have the clout over the subs. If you don't like the quality of the subs work, you're not very likely to get them back to fix anything.

YMMV depending on your location, but if there's plenty of work to go around, you'll be last on the list for getting good subs and good pricing from the subs. It's a relationship business.

 

[Lunker]

I Build a few spec houses per year for profit. I'm always looking for guys. What I'll do is drive around looking at houses for sale (I'm also a realtor) and I'll simply stop guys building new houses and get their contact info. Roofers, Siding crew, Concrete etc. usually these guys are subs of GC's. Avoid craigslist, Angie's list etc.

 

[MushCreek]

I was very lucky building my house. I hired a GC, but only as a sub to do my excavation and concrete work. He was willing to share contact info on his subs, and was OK with me using his name. I had excellent result with the subs I did use, and he was also a very good source to tell where to get the best deal on materials. I even got discounts by using his name! I did have to wait some until the subs had open time, though. I pay (cash, if they want) as soon as the work is done. They like that.

I don't know how to find a guy like mine. His uncle did some initial clearing work for me, and referred me to him. He's also a 'neighbor' living about a mile away. He only builds high-end custom homes- way out of my budget!

 

[barnee]

Thanks for the info, gives me a few places to start.

The good part is that I'm in no hurry and can spend the proper time checking companies out. If they wont subject themselves to proper review then its not the type of company I want to work with anyway. I spent a great deal of money on detailed construction drawings to keep things clear and well organized and think that goes a long way when trying to find the right companies.

if I'm lucky I can find small GC's that self perform their work to try and group some of the work packets together. Unfortunately most GC's I've seen in my area do nothing but farm the work out to the cheapest subs they can find and barely stop by the project. I think its much better to review and select the subs directly rather than have no input or control in the process whatsoever.

 

[CTyankee]

Thanks for the info, gives me a few places to start.

The good part is that I'm in no hurry and can spend the proper time checking companies out. If they wont subject themselves to proper review then its not the type of company I want to work with anyway. I spent a great deal of money on detailed construction drawings to keep things clear and well organized and think that goes a long way when trying to find the right companies.

if I'm lucky I can find small GC's that self perform their work to try and group some of the work packets together. Unfortunately most GC's I've seen in my area do nothing but farm the work out to the cheapest subs they can find and barely stop by the project. I think its much better to review and select the subs directly rather than have no input or control in the process whatsoever.

Good ideas. I always recommend that HO'ers insist on meeting the subs(or at the least their boss) on their job even when using a GC. My rule of thumb has always been the smaller the better. Since I'm on most of our jobs(along with the GC) from start to finish, it's amazing how many issues can arise, and if not for a decision maker/overseer on the job to address them in real time.....would result in wrong or shoddy work being done. Lots larger companies stretch themselves too thin and provide little if any monitoring of workers/subs on their job sites.

All that said, it's a little strange to me that you being in the business for 30+ years don't have any connections yourself or sources that can recommend some. Even if you don't live in the area you work in, I'd imagine that lots of the subs you work with don't either.

 

[barnee]

All that said, it's a little strange to me that you being in the business for 30+ years don't have any connections yourself or sources that can recommend some. Even if you don't live in the area you work in, I'd imagine that lots of the subs you work with don't either.

Believe me, I wish I did more in the DC area. The projects I do are all commercial, usually $100M and up, half the time in foreign countries, and with the large CM crowd. Very different subcontractor world than my puny detached garage, plus its sort of a conflict of interest since I'm on the building owners side and its a no-no to do personal work with these firms.

 

[klassenl]

I'm going on a garage right now. I've been in the construction industry all my life (mostly residential) and let me tell you it is good to know who to call. I asked 3 GC to quote and all of the 3 I would trust to do the job well but only because I have worked for them.

Because we're all friends I was able to hire a general to do the permits and the concrete. We struck a deal for the supply of the material. And since we're all friends the guy that I hired to do the demo was also willing to work with the GC to do the excavating for the new pad. Then I phoned my friend the Dutch plumber and he supplied me with the underground gas line. He even came after supper for a few minutes to do the connection so I cold bury it when I'm ready.

Knowing who to call makes things so much more fun.

 

[tab2]

Ask the foreman or other guys you know from the subs you work with from work and get recommendations from them. (If you're a GC I hope you know some of the guys on site names.) Chances are they will have friends or know of other companies who will be able to look at the work for you. Most guys have worked for more than one company of a different size.

If I ever want side work from those guys I do ask their owners or PM's before I ask the workers. I will never hire a GC, but that's because I pretty much am one.

 

[kwb]

If you are in that industry - use your contacts. It may be 2-3 degrees of separation to get a local guy that works in that arena but your networked connection is probably as reliable as selecting one of a few bids. In my past I did some facility work with contractors of several trades and most were good with letting guys do some side work when opportunity presented itself.

It actually is a good way for them to let their good guys make a bit of extra money and in the process they have to do more that the "nuts and bolts" part of the work and see a bit bigger picture that they bring back to the regular job.

 

[Richard Cranium]

most of the better sub's will be busy and not want to mess with some one who is only building one house, and would much rather work with a contractor who he could get a couple of dozen more houses from.

 

[Lunker]

most of the better sub's will be busy and not want to mess with some one who is only building one house, and would much rather work with a contractor who he could get a couple of dozen more houses from.

Totally true