contractor experience

[gekljklefgje]

I have a local welder building me a partially finished shop (framing, insulation, drywall, electrical rough in, plumbing rough in) in rural north TX. The project started ok, with foundation / metal / framing work done fairly quick, then I have been waiting for the subcontractors for almost 3 months.

1 month waiting for builder to schedule a time for me to discuss the work with electrician / plumber
another month after I met the electrician / plumber, still no quote / confirmed date to do the work

Plumber told me "next week" several times and did not respond to calls on the week he was supposed to show up (who told me he would get to it in 1 or 2 weeks when I first met him). How much should I expect to plumb a bathroom?

Electrician responded a month after I met him saying I needed to wait another month and it takes 10 days to do electrical for the 30x40 metal building. Isn't this 2 days of work at most for electrical rough in (panel, metal conduit for exposed wires / romex for finished space)?

I am getting kinda frustrated that the build taking much longer than I thought and still have no idea when it will finish. It's me chasing the subcontractors with the builder basically did a referral... Is my experience with contractors common (unresponsive, no show) these days?

I didn't sign a construction contract (small town, trusted the local builder recommended by word of mouth) for this build now I kinda regret not selecting a more organized or even turnkey builder. Should I just find my own contractors to finish the project or they are all occupied with more profitable projects like commercial buildings? It's my first build, I don't really know what to expect.

 

[gekljklefgje]

Similar experience with local utility coop. When I first met them I was told the service would be ready in a month (need to extend the line from the last pole). 2 months later they haven't even put in the paperwork to start the ordering process and no ETA.

The locals I talked to were surprised this took longer than 2 weeks. Am I doing something wrong or getting the "outsider treatment" (most locals have lived there for generations while I just bought some land there recently)?

 

[acer66]

Not sure how things go in general where you are but I think your experience is pretty common all over the states because of the overall shortage of manpower, material and all sorts of things.

Good luck with your project.

 

[JoeMcGov]

If you'd been on GJ for several years prior to your joining date then you'd know that your experience is, by and large, the new normal across America.

But first. Where are you at on money? How much have you paid the "builder?" Then need to know if the trade contractors (subs) have been paid. This will determine if you're upside down with the builder. Even with the builder. Or right side up with the builder.

 

[Big Bad Dad]

Why do you have a Welder working as the General Contractor?? Is this a steel building requiring iron workers? Is this Welder listed on the permit as the Contractor? Are these Subs already on the permits? Do they have your job "locked in"? Sounds like these contractors are not interested in doing your job. To avoid any appearance of conflict or discrimination, etc, they are just putting you off instead of telling you that directly. Find different contractors if possible.

 

[kaymccampbell]

Contractors, like children, need to be kept short on money, long on compliments. It's the only way you get anything out of them. Let him get ahead of you on cash and he's gone on a three month bender.

 

[Half-fast eddie]

You first sentence tells it all “I hired a welder to build my shop, including foundation, steelmframing, plumbing, electrical …”

He’s probably a very good welder, but a terrible gc.

 

[njc41980]

It's not easy being a contractor these days.

Everyone is short on manpower right now. Material is hard to get. And prices are moving constantly.

It sounds like you're free to get your own subs with or without your General Contractor. My advice would be:

1. Get multiple bids. (3-5)
2. Spell out the workscope in writing. (the more detail the better)
3. Tell and/or show them the schedule. (if it's ready now, that's a good thing, but make it clear)
4. Do your best to give them the impression that it will be a clean job without fuss or hassle.
5. Make it clear that money/payment aren't a problem.

There is a lot of work out there right now and not enough guys to do it. Contractors don't need you. You need them. They're picking their projects based on the best situation. If you can give them the impression that they'll be able to come and get the job done without questions, problems, delays, or payment issues, you'll have a lot better chance.

 

[gekljklefgje]

If you'd been on GJ for several years prior to your joining date then you'd know that your experience is, by and large, the new normal across America.

But first. Where are you at on money? How much have you paid the "builder?" Then need to know if the trade contractors (subs) have been paid. This will determine if you're upside down with the builder. Even with the builder. Or right side up with the builder.

I only pay for work once they are done. So far I paid about 2/3 of original estimate and the remaining 1/3 is for work yet to be performed by subcontractors

Why do you have a Welder working as the General Contractor?? Is this a steel building requiring iron workers? Is this Welder listed on the permit as the Contractor? Are these Subs already on the permits? Do they have your job "locked in"? Sounds like these contractors are not interested in doing your job. To avoid any appearance of conflict or discrimination, etc, they are just putting you off instead of telling you that directly. Find different contractors if possible.

a very basic welded red iron barndo. No permit since this is in the middle of nowhere. The welder mostly builds barndos nowadays.
I don't believe the subcontractors are locked in in any way, that's why I said "referral" and build cost was only an estimate. When the build started I didnt know which jobs he would use subcontractors.

 

[BombShelter]

There's a lot of jerks that won't tell you the truth, it's pretty easy to schedule jobs as a contractor, in most cases you over plan time. Some customers (with smaller jobs) might get bumped up if you finish a big job early.

The contractors being lazy (with scheduling) oversell like crazy, by the time you figure out they are going to be weeks/months late, you think you have too much time invested and think you need to stay with them. A good contractor won't ask for a down payment until work is started or completed or materials purchased.

Always remember, to never forget, to get a signed CONTRACT! In a lot of states, it's illegal to not have a written contract.

 

[Zeke]

Glad I retired from contracting. Actually I retired from general contracting when I went into the door and window sales and installation business in '85. I kept my GC license until 4 years ago. I did a few jobs other than D&W's over the years.

I have until June of next year to activate the license or have to take the tests all over again. I have no interest in dealing with customers or subs. Each are as bad as the other.

I wonder how many contractors are thinking as I am.

 

[theoldwizard1]

For a big contract that requires multiple subs

• Be your own general contractor. You DO need to be on site with a camera when critical things are done, like pouring concrete.
• Your only "friendS" are your own common sense and PATIENCE ! It may take two or three times as long to complete, but you should have the quality you want !

Years ago, a friend was building a high end custom house. He actually hired a retired contractor to do inspections almost daily. Some errors were comical. Windows or doors in the wrong location, etc.
The first two closings were cancelled by the mortgage company because the "punch list" was not completed. NEVER CLOSE IF YOU HAVE A PUNCH LIST ! IT IS YOUR ONLY LEVERAGE FOR GETTING THE JOB 100% COMPLETE !

 

[Joe Reed]

Sounds like the welder should have been a sub on the project, not the GC

 

[My Old Tools]

Your build using a welder for the structure is typical in Texas. Most on this board don't know that 10's of thousands of metal buildings are built here this way. Your sub jobs are small and that's the problem. You aren't a priority. Get more bids. Find guys that want to do a weekend job on top of their day job. Firemen often moonlight like this. Stop by job sites and talk to neighbors that have buildings. And talk to your welder/GC. If he's local and respected, he should be responsive when you tell him to find someone that wants to work and get finished.

 

[Uncle murph]

Contractors, like children, need to be kept short on money, long on compliments. It's the only way you get anything out of them. Let him get ahead of you on cash and he's gone on a three month bender.

This times 10.Find someone young or who is just starting in business and actually wants the work,you’re current crowd seems to think they’re doing you a favor,and definitely keep your hand on the money.

 

[Uncle murph]

It's not easy being a contractor these days.

Everyone is short on manpower right now. Material is hard to get. And prices are moving constantly.

It sounds like you're free to get your own subs with or without your General Contractor. My advice would be:

1. Get multiple bids. (3-5)
2. Spell out the workscope in writing. (the more detail the better)
3. Tell and/or show them the schedule. (if it's ready now, that's a good thing, but make it clear)
4. Do your best to give them the impression that it will be a clean job without fuss or hassle.
5. Make it clear that money/payment aren't a problem.

There is a lot of work out there right now and not enough guys to do it. Contractors don't need you. You need them. They're picking their projects based on the best situation. If you can give them the impression that they'll be able to come and get the job done without questions, problems, delays, or payment issues, you'll have a lot better chance.

Agree with everything but the “need” part,nobody needs to be jerked around and lied to,you can’t deal with people who are incapable of being respectful.There are still honest contractors out there,you just need to find 1.

 

[Bert_]

I have a hard time keeping up with my existing customers. Often times I just have to tell new ones "no". I book a lot of projects 6-10 months in advance.

You need to call and decide on a date. Might be 2+ weeks out but get people to commit to a date.

 

[Bert_]

This times 10.Find someone young or who is just starting in business and actually wants the work,you’re current crowd seems to think they’re doing you a favor,and definitely keep your hand on the money.

There is two sides to that. I get a couple customers every year who don't let go/never had the money.

 

[dcg9381]

With the "builder/welder" - the key is to make sure his payments follow the completed work. You've paid 2/3 so far.. Is the remaining 1/3 in line with the costs for framing, plumbing, and electrical?

He's likely having the same problems with subs that you are. And as others have said, this stuff is rampant all over as long as there is other work to be had. We had a plumber, but that plumber would give higher profit jobs preference and literally walk off the job for 30-60 days.

You're a "one off" (no additional houses/work) and you're a "small job" - that disadvantages you.

I'd go after the subs yourself, you may have to get creative (IE, look at other small job sites, etc). Often plumbers/electricians are "new construction only" - and those can be hard to find.

Do NOT pay in advance. They want materials, you pay their suppliers directly... This is especially important in Texas.

 

[nadogail]

Contractors, like children, need to be kept short on money, long on compliments. It's the only way you get anything out of them. Let him get ahead of you on cash and he's gone on a three month bender.

If your contractor shows up driving a brand new pickup after you gave him a substantial deposit you are in trouble. Contractor has you by the short and curly hairs and you will take a back seat while he pushes other jobs for progress payments or completion money.

 

[acer66]

With the "builder/welder" - the key is to make sure his payments follow the completed work. You've paid 2/3 so far.. Is the remaining 1/3 in line with the costs for framing, plumbing, and electrical?

He's likely having the same problems with subs that you are. And as others have said, this stuff is rampant all over as long as there is other work to be had. We had a plumber, but that plumber would give higher profit jobs preference and literally walk off the job for 30-60 days.

You're a "one off" (no additional houses/work) and you're a "small job" - that disadvantages you.

I'd go after the subs yourself, you may have to get creative (IE, look at other small job sites, etc). Often plumbers/electricians are "new construction only" - and those can be hard to find.

Do NOT pay in advance. They want materials, you pay their suppliers directly... This is especially important in Texas.

Why is that more important in Texas?

 

[ybnormal]

I found a GC a couple years ago who painted my house. He just finished a bathroom remodel for me last week. Our working relationship is such that I don't pay until work is done, I don't pay for materials unless I supply them, final payment is handed over after FINAL inspection and punch list done. and he completely understands.
even though he runs a hispanic crew with guys from Mex/central america, he tells me the hardest problem he has is getting them to get the job done on time because they're paid by the hour. in my case, what should have been 2-1/2 to 3 weeks max, turned into 4 weeks, and even then there were things found during inspection.
they finally installed the glass shower walls yesterday, he's coming tomorrow to pick up final payment, and I have found a couple more items (yes, I am a nitpicker)

 

[reader2580]

Definitely don't pay the last payment until everything is 100 % done and you are happy. You don't have a permit, but if you did I wouldn't pay until inspections are signed off and you get certificate of occupancy if required.

I had a custom house built once and the builder scheduled the final inspection a day or two before closing. The bank required everyone to be paid with lien waivers signed before closing could happen. Everyone had been paid by the time final inspection happened. Water heater was too close to electrical panel. Closing had to be delayed a few days since plumber was nowhere to be found as he had already been paid in full. (Plumber's error not electrician as electrical panel was in before water heater.)

 

[Zeke]

Agree with everything but the “need” part,nobody needs to be jerked around and lied to,you can’t deal with people who are incapable of being respectful.There are still honest customers out there,you just need to find them.

FYFY

Or let them find you. No need to advertise, you just get tire kickers.

 

[gekljklefgje]

oh well the plumber has 3x no show and didnt even answer my calls. I shopped around for electricians, left voicemail but never got a call back. And the local utility coop still haven't sent me the contract for extending power lines after 2 months.

This has been pretty frustrating, now I am considering just wait till spring time (also warmer to do spray foam) instead of chasing non-responsive contractors week after week with no progress.

At this stage work that has been performed has been paid. The current (sub)contractors will definitely not get my business again. As for the rural coop that I don't have a choice over, I wonder Texas PUC would get involved for utility failing to connect customers within a reasonable timeframe (3 months)

 

[metlmunchr]

This has been pretty frustrating, now I am considering just wait till spring time (also warmer to do spray foam) instead of chasing non-responsive contractors week after week with no progress.

With mortgage interest rates pushing 7% for a 30 yr fixed, you can likely wait a few months and find plenty of subs looking for work in the building trades. Material prices will move back to sane levels as well. A significant amount of current construction was begun when interest rates were much lower, but a lot of those are in the finishing stages now and IMO its unlikely there will be an equal number of replacement starts to keep 'em all as busy as they've been over the last 2-3 years.

 

[ratdoggy]

Contractors, like children, need to be kept short on money, long on compliments. It's the only way you get anything out of them. Let him get ahead of you on cash and he's gone on a three month bender.

Very true....This weekend I'm redoing a garage door framing job that was done wrong at my son's house (with his help) Guy screwed it up, kid paid him and now we can't get ahold of him.

 

[Big Bad Dad]

Glad I retired from contracting. Actually I retired from general contracting when I went into the door and window sales and installation business in '85. I kept my GC license until 4 years ago. I did a few jobs other than D&W's over the years.

I have until June of next year to activate the license or have to take the tests all over again. I have no interest in dealing with customers or subs. Each are as bad as the other.

I wonder how many contractors are thinking as I am.

I retired in 2020 due to the covid pandemic, and multiple health issues. I had held a gen'l contractor license since 1993. I finally decided not to renew it when it expired in July of this year. I offered to keep it and help my son get into his own business eventually. But his interests are not in the construction trades. It was a difficult decision to let the license go, but my wife reminded me that I cannot, and do not need, to actually work construction jobs any more.

 

[driftpin]

I'm fortunate that I have worked in building trades/permitting/inspections for decades. I saw what contractors did good work and who didn't. I inspected one-off, small projects and larger ones like shopping centers, supermarkets, hospitals, and schools.

We remodeled our SFR preparing for retirement, and now are both retired. We have a GC who is 'good-enough,' but whose work isn't custom home quality. That's OK, as I can ask for something in addition and it's done, another line item payment. If I need to do something myself, I can tell them I'll handle that. It just becomes a line-item they don't do, and don't receive compensation for. It's mostly trim stuff, so it's not $$$$.

My wish is to have things done in a workmanlike fashion, on-time, and under or within budget. With a couple exceptions, which were dealt with this is able to be accomplished.

Florida requires filing a notice of commencement, which protects the customer from liens by unpaid subcontractors or suppliers. Attempt to skirt the system, and you're liable for those liens.