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Discussion Forum

Be my own general?

Jackaroo | Posted in General Discussion on April 6, 2004 07:19am

Dangerous ? to ask this forum…..Be my own general on home construction??

Interested in all opinions from generals to subs to folks who have already done this….

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Replies

  1. LisaWL | Apr 06, 2004 11:15am | #1

    It's possible - I did it on one 400 sq. foot addition: 2 bedrooms and a bath.  It's a lot of work.  You need to be available almost all the time to dovetail everyone's schedule, make emergency runs for supplies to keep people working, negotiate with vendors and inspectors, stand in line at the permit office, accept deliveries, etc.  It's also up to you to be sure the job is ready for each sub before they arrive which translates into cleaning up after some of the subs.  And if (when!) one sub doesn't do their job it's your problem to solve.  You also have to monitor stupid things like appropriate job site behavior (ie. no smoking weed in the walk-in closet on a break, no cussing in front of the kids, etc.)

    IMHO GC's earn their money the hard way and are worth every dollar you spend on them, even if you have the skills to be your own GC.  Unless your budget simply does not allow building/remodeling any other way, I'd recommend that you let a GC do the job for you.

    "A completed home is a listed home."

  2. User avater
    BossHog | Apr 06, 2004 02:29pm | #2

    Required reading for all newbies thinking about building their own house: The Spec House from Hell.

    Last night I played a blank audio tape at full blast. The mime next door went nuts.

    1. User avater
      bobl | Apr 06, 2004 03:05pm | #3

      have u considered selling that as a script for an HGTV movie?bobl          Volo, non valeo

      1. User avater
        BossHog | Apr 06, 2004 03:31pm | #9

        "have u considered selling that as a script for an HGTV movie?"

        No. But I asked Anduy one if they could use it in the magazine. Maybe in the "home building's greatest moments" part. (-:

        Never got an answer...For sale: complete set of Encyclopedias. Excellent condition. No longer needed. Got married last week. Wife knows everything.

    2. junkhound | Apr 06, 2004 03:16pm | #6

      Ron, notwithstanding your SHFH, I'd give bob (see its's his first post here, welcome bob) a totally different take from the DIY perspective. 

      Have never hired anyone myself, have built a couple of houses and even the addition to a church and 100% was DIY.  Probably takes a different set of skills to do the personnel interfaces being a general, whereas it is much simpler 100% DIY, all you have to know is the technical stuff - plus about 2+ years time if building is your second job.

      However, 100% DIY has gotten harder in the last 30 years due to legal stuff.  For instance, to do your own split system HVAC using HCFCs, etc, you have to get a license, but that's only $25 and a simple test.  In my area, to do your own septic now, they really screwed it up in that you either need perfect soil or you are Catch 22 screwed, as even with a $200 license (and another relatively simple test) you cannot both design and build a septic system, so you need a cohort in those type situations.

      BOB: edit PS:  How old are you?  The 100% DIY works well if you are under 35 and your wife is supportive (even with little kids) but if over 60 the level of energy for 2 full time jobs is likely not there. Have enough lumber stacked in the back for another house, but DW said she would NOT help build another, not enounh energy, need, time, etc. (she turns 60 next month and shepherds 4 grandkids 2 days a week).

      Edited 4/6/2004 8:23 am ET by JUNKHOUND

      1. User avater
        BossHog | Apr 06, 2004 03:37pm | #10

        After reading your post, I'm not 100% sure what your point was. A lot of the headaches you mention would vary greatly depending on where he's building. If he's in rural Iowa, he may not have many problems. In downtown New York, a whole different ball game.

        Seeing your name got me to thinking. I was raised by a family who looked down on anyone who hired something done that you could do yourself. They were assumed ot be lazy, or extravagant, or whatever. I suspect your were raised in a similar way?

        I don't feel that way any longer. I now try to stick with what I do best for the most part. And let others do the stuff that I don't do well.I have the oldest typewriter in the world. It types in pencil.

        1. junkhound | Apr 07, 2004 01:59am | #18

          assumed ot be lazy, or extravagant, or whatever. I suspect your were raised in a similar way

          Yep, you got it.  I didn't have a point, just to give bob a different point of view.

          I guess 'feeling' has nothing to do with DIY, my assumption its genetic and I can't change it any easier than changing the length of my arm.  

          Ach well.

  3. User avater
    RobKress | Apr 06, 2004 03:09pm | #4

    Bob,

    It's way more than you imagine and even more than we can discribe here.  Are you ready for the absolute unkown?  Then go for it.

    Rob Kress

  4. User avater
    johnnyd | Apr 06, 2004 03:14pm | #5

    Consensus on other similar threads here is that you shouldn't do it to save money or time, but only because you ENJOY it.  And then only if you have alot of experience in at least one, preferably two or three of the residential construction trades.

    One story I heard was of a guy who's wife had a really good career...enough to keep them both and the kids afloat.  He took a year off and GC'd his own house...full time. Something along that line would work well, I think.

  5. VaTom | Apr 06, 2004 03:18pm | #7

    I have.  And am again. 

    Subs are the main issue.  If you're going to be extremely dependent on them, hire somebody where they come as a package.  If you don't needs subs, not a problem.

    PAHS Designer/Builder- Bury it!

  6. WorkshopJon | Apr 06, 2004 03:27pm | #8

    "Be my own general on home construction?? "

    Bob,

    What is your goal?  To save money, ensure high quality work, to save money???

    I guess it depends on what and who you know.  If you will be going into this project green, and have no leverage over the subs other than a promise to pay when the one-time stint is done,I'd say no.

    Better to form a good relationship with an experienced GC, clearly convey your expectations, and let him work that into the price he will charge you.

    Remember, it's his day job, and [hopefully] knows more about it than you.  Plus, subs that mess up won't be getting any more future work, and obviously, that's always somewhere in the back of their minds.

    Jon

  7. maverick | Apr 06, 2004 04:52pm | #11

    If you are unemployed and you have experience in every trade connected to your project then go for it. It can be very rewarding.

    If you know very little about electrical, plumbing, framing, insulation, roofing, siding......etc etc etc..., then how can you make any judgements when it comes to acceptable levels of finish/quality? You just can't get experience out of a book.

  8. greggo | Apr 06, 2004 05:09pm | #12

    Hi Bob: I'm one of those guys that G/Cd his house.Unless you have contacts(trade) It's a tough haul.I can match Boss Hog for horror stories(no lie).What trades do you know how to do?Do you want to do a lot of the work yourself or sub it out?What is your construction experience?It takes a lot longer than you think,a lot longer!!You need to honestly ask your self(can you orchestrate all the subs to keep the flow going smoothly)The subs are not there to hold your hand.Do you work a 9-5 job,can you get to the site to check on guys?As of now I work 24 on 72 off and I still don't have enough time.

    When you g/c your self you have to make a ton of decisions(can you handle it)

    Do you have a flexible time frame when you have to move in(in case of delays)

    Can you save money?yes ,BUT it comes with a PRICE!

    This was my first house and it was and still is a tuff go,but I would build another one in a heart beat!

    E-mail me if you want any other info.

    Good Luck with your decision

    Stay Safe Greg

  9. User avater
    Flathead | Apr 06, 2004 05:14pm | #13

    Anymore I respond to this question with a smile and a quick "sure you can, go ahead" I have absolved myself of saving people from themselves.

    So, consider this my pat on your back. Go forth and step on your ####.

    WAHD

  10. User avater
    Mongo | Apr 06, 2004 05:33pm | #14

    You need a basic knowledge of construction. You can get the very basics from any decent book.

    You need to know in what order subs need to be brought in, and inspections need to be scheduled. Therea are books on "how to contract your own house" that, again, will give you the basics. Whether they actuallly fit what you need 100% is another story. Dealing with the building inspector can be good or bad. If you hire good guys, that'll help. If you hire hit and run crews, you can have problems.

    You're a one-time deal to a sub. His bread and butter, and his allegiances, are to professional builders that have scheduled him regularly in the past, and that he knows will schedule him again in the future. They have a relationship. You have no pull other than to promise him more money as an incentive, and that might not even work. You simply have to be patient.

    When you schedule, you can't plan things out with great precieion. You need slop in your schedule. If you plan the foundation guy to show up Day3, the framers Day 5, etc, etc, and the excavator doesn't show up on time to dig the hole, there goes your schedule. It cascades into a huge mess.

    You need to plan on being available at all hours.

    You need to recognize when something in the process has been left out.

    Order the FHB CD and spend a week reading it. That should give you a basic framework of construction knowledge.

    Talk to a good framing crew and see who does good foundations. Talk to the foundation guy and see who digs good holes. If the guys you hire do good work, get referrals from them.

    I'm 90% Junkhound. When I built my house, I subbed out excavation, well, septic, and foundation. Did everything else on the house solo except I subbed chimneys and sheetrock (I HATE drywall).

    I'd never recommend anyone actually build their own house, as in "pound the nails" build vs "contract it out" build, because they should already know their level of drive and their own ability to learn. Can't recommend that over the internet.

    So...buy the FHB CD. Go to the bookstore and preview a few books on contracting your own house. Buy the better books, bring them home, and read them. Make that $150 investment, then if you're still interested, c'mon back.

    1. User avater
      johnnyd | Apr 06, 2004 06:58pm | #16

      As a HO GC, one thing you might consider with subs is offer to pay in cash upon completion of thier part of the puzzle, and then follow through once you're satisfied. 

      Like pay the foundation guy when he completes excavation, and then again when he comes back to back fill.  The electrician and plumber when after rough in inspection and then at final.  etc.

  11. andybuildz | Apr 06, 2004 05:38pm | #15

    Only if you have nothing else to do!

    My life is my passion!

    http://CLIFFORDRENOVATIONS.COM

  12. mccarty12 | Apr 06, 2004 11:07pm | #17

    When I first went on my own I subbed out to several inexperienced people as the carpentry sub. That way I didn´t have to have all that responsibility but I still felt like I was independent. Out of 7 of the people only one woman did a great job although there were still some problems that I had to solve.

    Most of the time I took over most of the dealings with subs without pay just to move the project along. Today I would never take on a job like that. You probably will have a hard time finding a veteren who will do the lions share of construction but if you can find that eager young person who is learning along with you it could be rewarding.

  13. JRuss | Apr 07, 2004 06:36am | #19

    If you do, you have a fool for a contrctor.

    In my part of the country, lenders will no longer loan on self contracted projects. Wonder why?

    Never serious, but always right.

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