Dealing with general contractor on home renovation/additions

[tlj87]

We worked with an architect in 2020-21 to develop plans for two modest additions to our existing home and an 80% interior remodel of the existing structure. We checked out/got quotes from several contractors ranging from the local big-name, multi-crew outfits to the smaller independent guy with a helper. We ended up with the independent guy with a helper. The project started about 2 1/2 months later than originally planned (Foundation subcontractor started in September, GC started in October). I've done all of the leg work, getting material samples, ordering cabinets, doors, windows, deck rail, flooring, fixtures, etc. I've also done exterior demo including removing landscaping, moving buried phone lines, old deck. Have installed all of the french drains and downspout drains.
We anticipated long wait times on materials, but the issue we have is that all of these materials are in, but the contractor is slow. His work is good and he is a stand-up guy. But, he gets here at 9-9:30 am and leaves around 3-3:30 pm. Most every day he has to run to town to get something (about 35 min round trip driving only). So, At most, he seems to only be working an average of 4-6 hours per day at the site. We've had really nice fall weather until the last couple days, and now the good weather is really gone until spring. I would think that it would be a strong priority to get both additions dried in. At this point, only one of the two additions has a roof and is wrapped. The other one doesn't have trusses yet. I left a list of things that needed to be done recently in preparation for the well service person to reroute our water line and install a new pressure tank but only one of the three things on that list was completed in time.

All of the materials that I've ordered are stored in my barn, but we're going to be charged to keep the cabinets at the warehouse. I don't want to risk having them damaged by not storing them in a climate controlled area. I think it's reasonable to say that the contractor will have to eat that storage cost?

SO, how do I approach this contractor and light a fire under him without p*ssing him off and possibly losing him? I can't imagine trying to find someone else at this point (that could pick right up and start now) due to the labor market, schedules, etc. Our property is difficult to access for large trucks in the winter, so I was hoping to have the major deliveries done by now (namely the cabinets and countertops), but there are some that remain.

 

[Wakey]

I've never seen a more contentious business relationship than that with a builder and a homeowner.
My advice is not to tell him anything but to explain your side of things and see what he thinks.
In the current environment you really don't have any choice because as you said starting with another contractor would be problematic and many would not touch it.

 

[Rockbadchild]

I agree with Wakey … tell him about the situation and see what he say … I am surprise how little hours he dose … i am wondering if he as other job on the go and that’s why he dose so little hours ?? construction is a first hour to the last, he won’t have a successfully business by working 4h a day.

dealing with the material and scheduling the job should be his responsibility to begin with … I know you saw the cost saving but he is probably over his head with this contract …

 

[Hay Dude]

Was a completion bond part of the contract? I was a builder for 25 years and gave a completion date

 

[4570Man]

Was a completion bond part of the contract? I was a builder for 25 years and gave a completion date

I wouldn’t agree to build anything in less than 10 months in this economy. Getting subs and materials has been a disaster since Covid.

 

[tlj87]

Was a completion bond part of the contract? I was a builder for 25 years and gave a completion date

It was not. I’m not necessarily as concerned with how long it takes, so long as it seems that the work is being performed efficiently, if that makes sense.

 

[LouNY]

I can understand what you are going through.
We had our Kitchen and Living room redone this summer.
I started out with one contractor who was supposed to do everything except the spray foam insulation.
Ended up because he was still tied up on another project having the spray foam contractors remove the suspended ceiling and fiberglass insulation for the vaulted ceiling and then they sprayed 5" of closed cell foam to the roof.
At that point I told the first contractor we were ready for him as soon as he was ready.
Waited a while and got a message he was having issues getting other project done. Then a few weeks later he is having heart issues and going in for care.
Start looking for other contractors, several too busy to do it till fall/winter. The ones that could start soon were extremely high priced.
Finally settled on a couple of guys, they spent a few days getting "setup" with no production and then started asking for money for extras to get started, fired them.
Went on the look for another contractor again hired one was supposed to have a contract to me on a Friday on Tuesday the next week he responded that he had gone on a quick vacation to TN. and would be back in a week to get with me, told him not to bother.
Got another response from one I had contacted just prior to this one that they were almost caught up and could start on ours in a week.
This one got started and went to work they sheathed the ceiling, vaulted with the backside of a hip and a valley in the kitchen end, then they got started on the knotty pine for the ceiling, installed the new kitchen cabinets, trimmed and new flooring, a bit of plumbing and just a touch of electrical. I had an electrician come in and do most of the rough electrical working with me before the construction started.
Then I had a semi-local outfit measure the counters and do epoxy poured counter tops, I had him do an island top first and then created the counter tops with just a bit of difference to the island top. Painting has been done once, now my wife wants a different color so thats next weeks job. and install a second new range hood/fan the first expensive super duper one sounded like a jet on takeoff roll.
But we have our project finally at the 99% stage.
The best part is that this last contractor came in with the lowest estimate and hourly cost. We have finished up $20-30,000 under what the bigger contractors wanted.

 

[hiddentacocatneddih]

I dont get not having a schedule in writing and signed when work starts. I wouldn't let a contractor start without a hard signed finish date and penalties spelled out.

 

[tlj87]

I dont get not having a schedule in writing and signed when work starts. I wouldn't let a contractor start without a hard signed finish date and penalties spelled out.

I can tell you that I have to put in deadlines and penalities in contracts at work and it's been a nightmare for the past two years... constantly amending contracts to extend completion dates.

 

[JasperFrank]

The beauty of "time and materials," is there isn't a contract and no contractor's lien if you are fronting the cost of the materials. There is no exclusive contract to keep anyone for any specific job. At least in Oregon that is how it works. As long as the "qualified builder" you hired knows up front that you are not and they are not, in a contracted situation, I have found that the work was better done, and done in a timely manner. Cause they know you can fire them at any time, and for any reason. These have been by far, the best people to work with in my experience. They don't get in the hole if they underbid, and you are not trapped into one crew.

 

[/pine]

If there is no legally binding contract with any and all licensed contractors...the homeowner can be at risk and subject to liability for any injuries or claims...
Anyone acting as their own contractor should obtain written proof of workmans compensation insurance as per state laws..for any and all workers...
...Don't trust sub contractors to automatically cover their helpers etc with comp...get proof...!

 

[ddbackhoe]

It was not. I’m not necessarily as concerned with how long it takes, so long as it seems that the work is being performed efficiently, if that makes sense.

Do you have a contract? Are there any milestones laid out? Is there a draw schedule? I am a little confused, you say he does good work but isnt doing what you want, when you want. Are your desires overreaching his abilities?

 

[ddbackhoe]

I dont get not having a schedule in writing and signed when work starts. I wouldn't let a contractor start without a hard signed finish date and penalties spelled out.

In the current market, you’d probably be hard pressed to find anyone. Material and fuel costs spiraling upwards combined with suuply problems of goods, plus a labor shortage (where did they all disappear to?) its almost impossible to bid a job much less give deadlines.

 

[LouNY]

Yep; I'm providing almost all materials, the contractor is providing tools and manpower. No locked in completion dates, just quality workmanship and professionalism. And it's basically a T&M job with a few not to exceed items.

 

[hiddentacocatneddih]

In the current market, you’d probably be hard pressed to find anyone. Material and fuel costs spiraling upwards combined with suuply problems of goods, plus a labor shortage (where did they all disappear to?) its almost impossible to bid a job much less give deadlines.

I think a big problem where I live is people accept the extremely low level of work out here. Everyone I've ever paid to do anything, plumber, mechanic or what ever has been terrible. I end up doing it my self.

And the work that has been done on my house before I bought it, as I have sadly come to discover is embarrassingly bad

Morton buildings even, horrendous

 

[newbury]

I've gone thru the OP's situation twice in Alexandria, Va. and shredxcam's twice in rural Mississippi.

In Alexandria the first time (about 2012) I was having a very small (650 sq ft) house get a kitchen redo and other "minor" upgrades.
This was to prepare the house so my adult son could effectively move back into the house with his wife and yet to be born son.
I had bought the house and the half acre lot in 1978, moved out in 1984, then had been renting the house.

Alexandria has very strict building regs and inspections.
My son had found an independent guy with a helper through Boy Scouts and it was one of those "I'll do it at cost for a friend price" arrangements, minimal written contract. I'd buy supplies, get permits etc.
A learning experience to say the least.
It could have been worse.
The contractors lived about an hour away in Washington, DC traffic. That's an hour if traffic was light.
After about a month or so of work they were getting to the point of finishing up, traffic was getting worse and the work day became about 9 am to 3 pm, with a short lunch.
I was on site every day if need be or not. My son stopped by frequently.

We got along fairly well but it got strained towards the end. He believed in high quality workmanship at times. The guy would be redoing drywall patches 2 or 3 times to "get it right".

But all was OK, my son and his family were only going to live there for three years, then I could go back to renting it or sell it.

Two years later the family of 3 was becoming a family of 4. The 3 year plan was extended. Decided to put on an addition. Added 1,000 sq ft plus. Hired a GC (general contractor). Went through one architect that thought I was rich. Found a second one we could work with. Detailed written contract. Went thru 1 contractor almost immediately. Thought the contract was only a general guideline.
Second contractor was good, but still a headache.
The GC was an additional expense but by that time (2015) I was in the fifth year of my 3 year plan to retire to the house we had bought in Mississippi and couldn't be on site every day. And due to the construction my son and family moved out for some of it.

So for the OP, see if you can get a mediator in that can talk some sense into your contractor and also quit the "run to town to get something". I found my first contractor really liked going to Lowes, they gave away coffee and sometimes doughnuts.

And as far as shredxcam's situation - I'm told that's the way of the rural areas. If I want high quality work done they charge just as much or more than they charge in DC. And they are booked until the next coming of the Lord.

 

[hslogger]

I think a bit of the problem is your piecemealing the job out. I understand "I can do this, why pay him for this work" and just have him come in to put it altogether. We have had numerous upgrades over forty two years. In home projects there are way too many variables, opportunities for modifications, supplier problems, weather, etc. There have been a couple rocky experiences in our younger days, but overall, nothing to really gripe about in a major way. One guy did charge us way too much for job and we shipcanned him afterwards.

My experiences with contractors has been to hire them to DO THE JOB. There is a set forth payment schedule beginning with X dollars up front on contract signing and then agree upon progress payments ending with final payment. Ample instructions are agreed on for changes in the project, and if major in cost, additional contract amendment has to be made.

I have had friends and known of others who want to be the contractor-boss instead of client. The roles and seriousness can be at risk for timely job progress. So far you are happy with the contractor, but really not even close to the finish line to measure quality of work. It would be good to document your job in all the notes you might have compiled and begin keeping a log. Sure the dude is nice, but communication is nil. It seems to be in the disorganized and inefficient, if not, slacker mode. You really are at his mercy at this point and try to deal with the problem as kindly and diplomatically as you can. When it is all said and hopefully done, if you wanna raise heck with him and the contractors board, so be it. Good luck

Now, that I sound like I might know WTH I am talking about.... We are in midst of what was a simple bathroom remodel.VERY simple remodel. It turned into a vastly different project in this 1890's funky ol farmhouse that was originally built with rocks under the handhewed beams. We had it lifted in the nineties and put a foundation under it. It was NASTY. We never knew how poorly done the bathroom was done until last month. Upshot is complete floor and plumbing demo and rebuild. Plumber of choice is lined out until January for three to five day gig with us. So we are dead in water. Our contractor, a single or dual guy, had to adjust his schedule for this as well as us. Stuff happens. Mo money. Mo time, Mo mo mo. We have the dough, disappointed at the time frame, but heck nothing can be done. We have used this guy before to gut and rebuild two rooms, repair a well house, help me with barn repairs, straighten up a shack. He's the best contractor and we are the best client.

 

[hiddentacocatneddih]

I've gone thru the OP's situation twice in Alexandria, Va. and shredxcam's twice in rural Mississippi.

In Alexandria the first time (about 2012) I was having a very small (650 sq ft) house get a kitchen redo and other "minor" upgrades.
This was to prepare the house so my adult son could effectively move back into the house with his wife and yet to be born son.
I had bought the house and the half acre lot in 1978, moved out in 1984, then had been renting the house.

Alexandria has very strict building regs and inspections.
My son had found an independent guy with a helper through Boy Scouts and it was one of those "I'll do it at cost for a friend price" arrangements, minimal written contract. I'd buy supplies, get permits etc.
A learning experience to say the least.
It could have been worse.
The contractors lived about an hour away in Washington, DC traffic. That's an hour if traffic was light.
After about a month or so of work they were getting to the point of finishing up, traffic was getting worse and the work day became about 9 am to 3 pm, with a short lunch.
I was on site every day if need be or not. My son stopped by frequently.

We got along fairly well but it got strained towards the end. He believed in high quality workmanship at times. The guy would be redoing drywall patches 2 or 3 times to "get it right".

But all was OK, my son and his family were only going to live there for three years, then I could go back to renting it or sell it.

Two years later the family of 3 was becoming a family of 4. The 3 year plan was extended. Decided to put on an addition. Added 1,000 sq ft plus. Hired a GC (general contractor). Went through one architect that thought I was rich. Found a second one we could work with. Detailed written contract. Went thru 1 contractor almost immediately. Thought the contract was only a general guideline.
Second contractor was good, but still a headache.
The GC was an additional expense but by that time (2015) I was in the fifth year of my 3 year plan to retire to the house we had bought in Mississippi and couldn't be on site every day. And due to the construction my son and family moved out for some of it.

So for the OP, see if you can get a mediator in that can talk some sense into your contractor and also quit the "run to town to get something". I found my first contractor really liked going to Lowes, they gave away coffee and sometimes doughnuts.

And as far as shredxcam's situation - I'm told that's the way of the rural areas. If I want high quality work done they charge just as much or more than they charge in DC. And they are booked until the next coming of the Lord.

Heck I would be willing to pay a high price.

Heater went out and the HVAC guys in town said they wouldn't be able to get the part for a week or 2. I called traine myself and had it the next day

 

[3Ts]

Once the job is started, it will be very difficult to find a different contractor to finish up.
I contracted to build my house. Things started out well and nothing was especially difficult - but. The foreman was fired for stealing shortly after the studs were up. The electrician ended up having to go into the hospital for a long stay. The contractor rarely came out and the subs reported they were done (when they were not) so lots of useless trips by the following subs. The estimated 4 months to build our house dragged out to a year. And another year to get exterior doors to work properly. (and fastening clothes rods in a closet to drywall (instead of studs) doesn't last once clothes are hung.)

 

[Hay Dude]

I've gone thru the OP's situation twice in Alexandria, Va. and shredxcam's twice in rural Mississippi.

In Alexandria the first time (about 2012) I was having a very small (650 sq ft) house get a kitchen redo and other "minor" upgrades.
This was to prepare the house so my adult son could effectively move back into the house with his wife and yet to be born son.
I had bought the house and the half acre lot in 1978, moved out in 1984, then had been renting the house.

Alexandria has very strict building regs and inspections.
My son had found an independent guy with a helper through Boy Scouts and it was one of those "I'll do it at cost for a friend price" arrangements, minimal written contract. I'd buy supplies, get permits etc.
A learning experience to say the least.
It could have been worse.
The contractors lived about an hour away in Washington, DC traffic. That's an hour if traffic was light.
After about a month or so of work they were getting to the point of finishing up, traffic was getting worse and the work day became about 9 am to 3 pm, with a short lunch.
I was on site every day if need be or not. My son stopped by frequently.

We got along fairly well but it got strained towards the end. He believed in high quality workmanship at times. The guy would be redoing drywall patches 2 or 3 times to "get it right".

But all was OK, my son and his family were only going to live there for three years, then I could go back to renting it or sell it.

Two years later the family of 3 was becoming a family of 4. The 3 year plan was extended. Decided to put on an addition. Added 1,000 sq ft plus. Hired a GC (general contractor). Went through one architect that thought I was rich. Found a second one we could work with. Detailed written contract. Went thru 1 contractor almost immediately. Thought the contract was only a general guideline.
Second contractor was good, but still a headache.
The GC was an additional expense but by that time (2015) I was in the fifth year of my 3 year plan to retire to the house we had bought in Mississippi and couldn't be on site every day. And due to the construction my son and family moved out for some of it.

So for the OP, see if you can get a mediator in that can talk some sense into your contractor and also quit the "run to town to get something". I found my first contractor really liked going to Lowes, they gave away coffee and sometimes doughnuts.

And as far as shredxcam's situation - I'm told that's the way of the rural areas. If I want high quality work done they charge just as much or more than they charge in DC. And they are booked until the next coming of the Lord.

Get a mediator?
Why not just get a pair and confront the guy on his 9-3 work day?

I’ve had 25 years of dealing with unreasonable customers and subcontractors. It can get ugly at times, but hiring a mediator to have a discussion with someone just makes you look like a scared, little man.
Man-up, show the guy you are disappointed, and I bet you get immediate results.