At Home In The Woods

[Pops15]

It bothers me that your concrete guy expected the footings to settle any amount, let alone 1-2".
As for no footings under the garage doors...That was common practice here in northern IL until the late 70's. That doesn't mean it was a good practice. Its not necessarily a bad thing. I've seen plenty of garages done that way that never had any problems. I've also see a bunch that did have problems. One of the advantages to having the continuous foundation under the doors is it supports the garage floor itself.

Re: GC's...Like others have said, those two bids might not have been out of line.
Building is a tough business. Some GC's work out of a briefcase. Those guys are tough as nails when dealing with subs. They're very good with the financial aspect of the business but their jobs don't always run smoothly. Some GC's do a lot of work themselves. Their jobs usually run more smoothly with few surprises and delays. Being your own GC you won't be able to keep on top of things as well as a guy thats on the site working every day.

Be VERY careful with payouts. Your subs deserve to get paid in a timely manner for their work, but many will take advantage of you!
If you're buying the material be sure that its being delivered and used on your project! A local contractor was building apartments on a time and material basis for a doctor several years ago. The contractor/thief was charging enough material on every 5 or 6 buildings to build himself an one. The ensuing lawsuits and his bankruptcy involved 73 suppliers and sub contractors.

Subs: Resist the urge to go with the cheapest. INSIST on references. Follow up by checking those references. Not only check on the quality of their work, but their timeliness in completing their work. DO NOT put up with anyone that doesn't show up when they're supposed to! Same goes for subs that don't stay on your project. Do not put up with subs that don't clean up after themselves. Poor workmanship and delays will cost you money.
Find out EXACTLY what each sub has included in their bid. More importantly find out what isn't included, and even more importantly find out how long it will take each sub to complete their work. Get ALL contracts in writing. Contracts should include payout details. Keep changes to a minimum. Changes will cost you money. Keep in mind that when you make changes your project will likely take longer to complete.
Plumbers, mechanical guys, and electricians will go crazy cutting floor joists if YOU let them. Drywallers will cut up your wiring with their rotozips if YOU let let them. Concrete guys will cut corners if YOU let them. Since you're the GC EVERYTHING falls on YOU. Hiring subs that will do quality work in a reasonable time frame, scheduling subs at the right time, ordering materials, and scheduling inspections, taking care of payouts and waivers, etc.

Like Eddie. I've made some good money finishing or fixing things that others have done.
Pops

 

[Obed]

wroughtn_harv, thanks for the comments. That's very good insight. We are using the foundation guy, plumber and electrician recommended by our framer/construction manager. I'm happy with the foundation guy and his pricing. Let's hope the plumber and electrician work out similarly.

Obed.

 

[Obed]

Know your code. Don't let anybody try to change your mind. If you want it done a certain way, then make sure they do it that way. Be willing to listen to why they say it should be their way, and take the time to check it out if you are unsure and it sounds good, but don't let them get away with trying to tell you that it's good enough or how they always do it. It's your home, your money and you are the one who has to live with it. When push comes to shove, the only thing you have going for you is money. Hold it back until you get what you hire them to do.

Eddie

Eddie, thanks for the great comments. We bought an International Residential Code 2003 book from E-bay. That's the code used by our county. I already brought out the code once when there was an issue I didn't like. Fortunately, we discussed the issue before the work was done. I ask alot of questions about HOW things will be done, what materials etc. I've run into some defensiveness with the construction manager/framer when I've asked "how" questions. I believed we've worked through that. I made it clear that I would ask questions about how things would be done and that he needed to be open to such discussions. I would rather find out before the work is started that I'd like it done a different way rather than get put in the position of asking someone to re-do the work.

Regarding the code, the subs REALLY don't like it when the code is brought up when they are suggesting to do something that doesn't meet code; I guess because it makes them look bad. I'm trying to be a little more diplomatic and just tell them how I want something done rather than bring up the code. However, we do have the code as something to fall back on if needed. If a sub plain refuses to go by the code when we ask them, that'd be reason to find another sub.

We are trying to find a balance as to how picky to be. We are already very particular by our natures. Yes, it's our house and we are paying for things. However, I need to keep a decent enough relationship with the workers so that the project gets done. I don't want someone getting mad and shoving something down the septic line. I'm trying to learn how to balance this one.

When we put out bids for the road building project, we chose the contractor who seemed most willing to build the road the way we wanted it built. One of the contractors basically told us how he builds roads and we could do it his way, take it or leave it. He didn't get the job. Now that the road job is done, I'm very happy with it. Everytime I drive on it I think, "Wow, what a great road."

Obed

 

[easygo]

Great thread Obed!

I have nothing to contribute regarding the code.
However. I'd like to say this.
The two greatest challenges that I have encountered so far in my life are renovating an 1836 framhouse and the other is the first 8 months of my son's life. The house is VERY far from done as it has been on hold since my son was born. My son is now two and a half years old.
But it seems you are tackling both of these at the same time. If you get through the next year or so, I think nothing will seem like a real challenge anymore.
Congratulations and please keep the thread going.

 

[shane]

Sounds like Eddie and Harv work in my neighborhood. Both gave excellent advice.

A couple more:

Insurance. You need to make sure all the subs you hire have workman's comp and liability. Ask for certificates. If they don't, send them on their way. If they neglect either and there is a major problem (ie. employee falls and breaks back, or burn your house down with work light) your dream house could become your worst nightmare. There are ooodles of real cases just like this.

Code. While it is a good starting point and guide, it's the minimum. Example, maybe the way the framer wanted to do your footer is code, I sure like your way better.

I am enjoying your project progress. I hope you keep us updated. And, you threw in a real curve ball with the baby. Congratulations!

 

[jayste]

Obed, great thread and congratulations on the youngun'! Wow! GC for the first time, pregnant wife, winter coming on, living in the RV....Aaaahhhhh! But just think, you have all of us here at TBN for support! Kind of like Wilson was for Tim Taylor!

Jay

 

[Pops15]

Eddie, thanks for the great comments. We bought an International Residential Code 2003 book from E-bay. That's the code used by our county. I already brought out the code once when there was an issue I didn't like. Fortunately, we discussed the issue before the work was done. I ask alot of questions about HOW things will be done, what materials etc. I've run into some defensiveness with the construction manager/framer when I've asked "how" questions. I believed we've worked through that. I made it clear that I would ask questions about how things would be done and that he needed to be open to such discussions. I would rather find out before the work is started that I'd like it done a different way rather than get put in the position of asking someone to re-do the work.

Regarding the code, the subs REALLY don't like it when the code is brought up when they are suggesting to do something that doesn't meet code; I guess because it makes them look bad. I'm trying to be a little more diplomatic and just tell them how I want something done rather than bring up the code. However, we do have the code as something to fall back on if needed. If a sub plain refuses to go by the code when we ask them, that'd be reason to find another sub.

We are trying to find a balance as to how picky to be. We are already very particular by our natures. Yes, it's our house and we are paying for things. However, I need to keep a decent enough relationship with the workers so that the project gets done. I don't want someone getting mad and shoving something down the septic line. I'm trying to learn how to balance this one.

When we put out bids for the road building project, we chose the contractor who seemed most willing to build the road the way we wanted it built. One of the contractors basically told us how he builds roads and we could do it his way, take it or leave it. He didn't get the job. Now that the road job is done, I'm very happy with it. Everytime I drive on it I think, "Wow, what a great road."

Obed

Those are two red flags! Your framer should be willing to explain why he does things a certain way. Even more disturbing is your subs suggesting to do things that don't meet code.

 

[Pops15]

Sounds like Eddie and Harv work in my neighborhood. Both gave excellent advice.

A couple more:

Insurance. You need to make sure all the subs you hire have workman's comp and liability. Ask for certificates. If they don't, send them on their way. If they neglect either and there is a major problem (ie. employee falls and breaks back, or burn your house down with work light) your dream house could become your worst nightmare. There are ooodles of real cases just like this.

Code. While it is a good starting point and guide, it's the minimum. Example, maybe the way the framer wanted to do your footer is code, I sure like your way better.

I am enjoying your project progress. I hope you keep us updated. And, you threw in a real curve ball with the baby. Congratulations!

More good advice. Every contractor in the county where I live and work is required to have insurance, license and bond. Subs don't work for me until I have their certificate of insurance on file.
Pops

 

[TBDonnelly]

What an interesting story. It reads like a book. Speaking of book, how about a title?

Something like: Planting our feet on Terra Firma, The Obed Story.

Thanks for taking me/us along for the ride.

Don

 

[TheGoose]

Thanks for the water well posts, I used to be in that business. Just curious on why you had to use steel casing? All our wells here in SE Texas use PVC, but I assume it has something to do with the type of ground.

I would beg to differ with the previous poster who said that building materials are not that much cheaper. I paid over $7/sheet for 4x8 sheetrock on a remodel job I did in '07. Last week I bought several 4x8 sheets for just over $4/sheet. That's a pretty steep cut, especially if you're buying several hundred sheets. Also I found lumber, wire, etc. to be much cheaper but the sheetrock really stood out.

Keep the pics coming.