Last year we started to remodel our condo and it has spiralled out of control. To save money, we hired contractor for part of the project and the other part (sanding, painting the walls) ourselves. However it doesn't work at all bc the contractor many times undoes what we finish. For example, we painted a room, then the electric box needs fixing, and they opened the drywall to fix it, walls need yo be repainted again. It is so frustrating that now we are mentally tired and just want someone to take over it. What is the best way to finish such a project with so many undone parts? Where do you find a person to do this without going into debt?
Any recommendations would be greatly appreciated. We are in SF. Project involves kitchen remodeling (done with contractor), repainting, fixing various things in the bathroom, etc.
- Intel movaxbxYou need to take on projects at home with PM skills. X before y. Y depends on a b and c. Etc. can’t just start paining and finishing
- Welcome to the world of being a contractor/sub-contracting out work.
I have been in a very similar situation to you. Did a pretty big remodel, and sub-contracted everything out, while doing bits and pieces of the work myself.
End Result: Less efficiency, everything took longer, still ended up spending a ton of money. I also ran into similar issues with having to reopen walls that there were painted/trimmed out. Had leaking windows, installed new windows/new flashing: windows still leak! Have to open walls again. NIGHTMARE.
Had I gone with a GC, it would probably cost more, but a lot less headache. Sub-contracting CAN save you a lot of money, but this requires experience and good planning. Also, if you are not a full time GC, be prepared for additional delays, since you wont have subs that you regularly work with etc...
- Words of wisdom - only wish we had known it before. We ended up having to extend our stay in the rented apartment multiple times and the project is still not done. Any advice for people in the middle of the process? We did have a GC for the kitchen, but electricity, bathrooms, walls, closets, etc. were done by different people. They only seem to do their own part, and pay no attention if it destroy the other done part from other people. Truly frustrating!Feb 31
- I don't know where you are, but I am in SF. Getting any kind of contractor around here can take forever, since there is so much demand. I imagine it is the same way in other parts of the Bay Area. So getting a GC to finish the project will probably take a very long time, and obviously more money.
It sounds like most of the major stuff is done, and you just need to tie things together? Have you passed all of your rough-inspections? Do you have an O.K to cover? If so, goto Angies List and post each task that needs to be done: Window/Droor Trim/baseboards, Tile, etc.... You will get back responses for each item. Start with one task, and see how it goes. There is a good chance that the carpenter you have doing your trim, can also do other stuff. At this point, it will be better to consolidate your work with as few people possible. If you still need to hang drywall, find someone who will hang the drywall AND paint (even more bonus points if they can do trim/baseboards too).
As far as subs screwing up each others work. YUP. Know all about it. When my electrician was installing Gang boxes, there were a few that were poking out too far. When my drywall team came through, instead of letting me know that my gang boxes were poking out passed the drywall, they just went ahead and hanged the drywall anyways, without letting me correct the problem. Then, to make matters worse, they nipped wires all over the place with their roto zips as they were doing cut outs. I had lots of stuff like this happen. Good GCs need to have subs they regularly work with, and that they trust. I am not a good GC, I am a freaking software engineer LOL.Feb 31
- New ktFx33This is what happens often. You fix one thing then other things stand out more etc. Just take it one step at a time
- New / Productʕ•ٹ•ʔmoreWell painting should come almost at last anyway? Why did you jump the gun?
- Microsoft pJcW86Dude you broke all the rules. First you aren't coordinating with the GC and the GC doesn't like you there cause people tend to micromanage and nitpick or ask a ton of questions. You are also running your workflow in parallel with the GC and you aren't coordinating or scheduling when you do work and when the GC does work. You are also making the GC dependant on your work.
Easiest fix is to GTFO out of the way and put everything as a series because you've never done this before. Let the GC finish whatever their job requires and once they are done, you move in and start painting room by room.