Design & Permits Done: Time to get a Builder & Quotes: Help Please

[jdbaker]

Planning on building a detached 34' x 28' garage. The architect and structure engineers plans are complete and county permit is in process.

It's time to find a builder. I have had preliminary conversation with a few potential firms.

I'd love to hear from others on how they went about that process, what to look for, what to watch out for, what to require (insurance, timelines, etc.).

If anyone has any "bid specs" they may have used and would be willing to share, that would be awesome.

Thanks in advance for your help.

 

[Garcky]

YAY! That's exciting. One of the things to ask potential builders is for addresses of structures they have already built. A drive-by look from the street at those can give you some clues. You don't have to disturb the owners, but you can have a look

Otherwise, just the standard things. Check reviews of each of them online.

 

[jdm5]

Some quick thoughts:

All changes in writing and signed off by both parties
Final payment made upon signoff on all permits

 

[housewolf]

I worked in construction for 45 years. I built my own garage, sub-contracted my shop, and hired a builder to build my house.

I met with about five guys looking for a builder for my house. The initial meetings left two front runners. I met with both those guys a few times until I decided who I’d use.

Things I looked for:
Someone who could get as excited about the project as I was
Integrity
Someone I communicated well with
Financially secure

I didn’t care to see completed projects but I did visit projects that were under construction, this is more telling than a finished project IME.

I “liked” a few of the guys more than the builder I chose. I wasn’t looking for a new best friend. We didn’t end up best friends and had more than one ******* match during the project but I believe either of us would be happy work together again.

I didn’t ignore the prices I was quoted but that wasn’t a focal point. They were all in the same zip code and the differences I saw could be justified.

 

[Jackfre]

I would talk to friends about folks they know who have done this kind of work. You can find someone who is capable of doing this work and it “may” come out quite a lot cheaper and be more fun in the process. When I did mine I had a job meeting with everyone and told then, “I’m going to be spending a pile of dough on this and there are all ready enough things that drive me nuts. I want this to run smoothly and let’s enjoy the build. Anyone I see getting in the way of that is down the road.” Two weeks in one guy was down the road off. It turned out to be a great experience.

 

[denis4x4]

Make sure you're listed as "additional insured" on his liability policy and get it in writing. Get a bunch of lien releases and make sure he and the subs sign off every time you write a check. We have done at least three six figure remodels plus a house and guest house from the ground up. We understand the process and are hands on. Some contractors don't like this, but I sign the checks and call the shots. Listen to the contractor and don't be afraid to stand your ground and understand that it's your responsibility to pay for changes you call for after the original terms are agreed upon.

 

[jdbaker]

Make sure you're listed as "additional insured" on his liability policy and get it in writing. Get a bunch of lien releases and make sure he and the subs sign off every time you write a check. We have done at least three six figure remodels plus a house and guest house from the ground up. We understand the process and are hands on. Some contractors don't like this, but I sign the checks and call the shots. Listen to the contractor and don't be afraid to stand your ground and understand that it's your responsibility to pay for changes you call for after the original terms are agreed upon.

Do you have a copy of a lien release you can share?

 

[Zeke]

Some quick thoughts:

All changes in writing and signed off by both parties
Final payment made upon signoff on all permits

Final payment after the punch list is done.

Anyone that doesn't want to look at your plans for awhile should not be considered, IMHO. Therefore, you should start off with several sets because you may not get some back.

If the contractor wants stage draws, the amount of work completed and signed off for each stage should be in writing. In CA no more than $1000 deposit unless the job is less than $10,000. You can expect a draw when work actually begins and another when materials are dropped off. Any material delivered by others must have a lien release.

You'll likely face a draw when the roof is signed off, or when the house is dried in. From there on out the contractor should handle the finances. The important thing is to never let the contractor draw more than the value of work done and inspected.

I say this as a contractor.

 

[Hank11]

Do you have a copy of a lien release you can share?

You should find out about the contractor and lien laws in your state. The laws are not the same everywhere. A brief consultation with an experienced construction law attorney who practices in your area would be well worth the price.

 

[thunderalley3]

I am in with Zeke on having extra copies of the plans and giving them to potential builders. Being that you have the design done this is not a standard cookie cutter build so anyone willing to build this will need to see, study and build from your design plans.

One other thing I will say is that you need to, if you have not already study the plans and know the ins and outs of how the building is going to be constructed and what the exact outcome will be. I say this from a past experience on a building that my wife and I did. We did the same thing as it was done on a lot with building restrictions so we had to do a one off design to meet the requirements. We explained this to everyone that we had bidding the work and we quickly eliminated one builder because he changed two of the dimensions on the facia because he did not want to cut a 4 x 8 sheet twice to get the 3 x 4 foot panel on the design so he was going to change the 3 foot dimension to 4 feet which would have made the building non conforming on the lot and then, after we said it had to be 3 feet said that it was stupid because we were not utilizing the material that would have to be purchased and if the designer had a clue they would not waste materials. Okay sorry you don't want to follow the plans so no job for you.

 

[P0234]

I don't know much, but look for builders that are going to slowly draw the money as things are built. There is a lot of documentation on how banks do it, if you are getting a loan, that will usually be followed, if you are paying cash, use that system, its how banks avoid being totally screwed. Also avoid builders that want large chunks of cash down.

 

[Toolfool]

I was a GC for 35 years. Colors and finishes and such were never discussed at the first sit down. Discussion was only about how I do business, what they can expect from me and how I handle subs. I will take their plans and study them, call them in X days to sit down again. Usually takes 3 or 4 meetings and a site visit together before a contract is drawn up.
If a contractor gives you a 'per-square-foot' price, move on to the next guy.

 

[Old tool guy]

Do you have a copy of a lien release you can share?

Lien releases are state-specific.

 

[Rusted Nut]

Make a list of everything you want and/or expect to see in your project. Then make sure all those items are covered somewhere; either in the drawings, specs, or explicitly noted in a written contract. Try to make most subcontracts “turn key”, meaning it includes everything needed or reasonably required to complete a certain portion of the work. For example concrete finishing include labor, materials, and equipment to form, place, finish, cure, cleanup, etc…

As someone else mentioned, liens are very state specific. A lien release, releases a lien after a lien has been recorded. What you need are “conditional lien waiver”; which removes lien rights upon payment and/or any other terms stated in the waiver.