In any type of construction contractors are needed to make sure the job gets down properly and up to code. The number and variety of tradespeople is only limited by the complexity of the construction. A small cottage may require the services of a couple of carpenters and an electrician while an office building requires hundreds and even over a thousand workers. For building a home most homebuilders hire a general contractor for the job because, as the name implies, he or she will be the “general†of an army of tradespersons that will arrive to work.
Many do-it-yourself articles explain how easy it is to become your own “general contractor†and avoid paying the fees associated with having an extra body on site. The “how to†articles even come in “ebooks†which lay out a plan for this very process. However, these online instruction manuals cost money and that is why they sell them. Because there is no up-to-date set of instructions that work for all projects in all states, each state and, in some cases, each county, has its own set of rules for building a home. Therefore, it takes someone well-versed in the building codes for this specific area and one who has experience building here who can navigate the complicated avenues that lead to completed home.
General Contractor Job Description
General contractors, or GC's, plan, coordinate and provide supervision for the work at a construction project from early planning stages to handing over the keys to the new home or, in the case of a remodeling job, your satisfaction. Sometimes they are the sole owner and bookkeeper of their own company or they can work for a large building company or developer. In some cases they are GC's and in larger cases they may be called a project coordinator or even a project engineer.
Some general contractors, usually smaller ones, take on many kinds of work from remodeling bathrooms to building new homes. Most specialize because of the time and effort, and tools, it requires to jump from one type to another. For example, building new requires dealing with excavation and new utilities, etc. whereas remodeling requires demolition before the building can start. However, a home builder may take on a remodel job during slow home building times and most remodelers can build a home.
Bidding on the Job
The process to get a job is quite involved for a general contractor. The plans that a GC gets have to be doled out to his subtrades for a price: electrician, plumber, HVAC, framers, etc. Then the materials have to be priced from the building supply based on the blueprints. To make an accurate bid, a GC studies the plans and may even hire a cost estimator. As well, a good GC walks the property and can isolate problems that may not be foreseen by the homebuilder. He or she may have bought them online and automatically conclude that the blueprints would work for any parcel of land.
In most cases the lowest bid is accepted but in order to stay in business a GC cannot afford to build a home when his or her salary is being cut in favor of winning the project. It's like working for nothing. Because even though another bid may be lower there are other considerations - reputation, personality, experience - that may make the higher bid more attractive.
The Construction Process
A Series if Projects: Construction projects are rarely done by 1 person because many of the permits and building codes require a licensed tradesperson to install or build certain parts. It is a series of smaller projects in the hands of many different subcontractors. For example, the excavator operators clear and level out the site then the foundation crew set up forms and pour cement before the framing crews come in, etc. All of these subtrades must be hired and supervised by the general contractor. He or she must also have to be able to communicate well with these tradespeople and know how to keep them on schedule. This means dealing with diverse groups of people who have only their specific job on their minds. If not handled properly their “tunnel-vision†approach might lead to delays and confusion.
Materials and Equipment: Subcontractors will probably have the right tools and machinery in hand but others may have to rent the equipment needed for the job if you project need specialized tools. The GC will arrange for that. In addition they deal with the companies that will supply the pre-mixed concrete, steel rebar, lumber and many other building materials to schedule the timely deployment at the required price. In addition they will procure the proper permits and licenses and oversee the site to maintain safety regulations and building codes.
The End of the Project
When the last of the tradespeople leave and the home has been inspected the general contractor will lead you in a walk-though of the new home. This is an involved process that requires the careful detailing of any mistakes from a missing pull on the far kitchen drawer to an unpainted closet. Then the subtrades involved will return to ix the problems.
It is at this juncture that the final bookkeeping is completed and the trades paid off. The financial institution will hold back 10% for a small period of time to make sure that everything works fine and that you are happy with the home. Then the funds are released.
But the arrangement does not end there. Most homes come with a new home warranty that requires the contractor to fix any problems. This may be up to 7 years.
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