Replies

1. 
   dieselpig | Dec 01, 2004 07:32pm | #1

   Are you a contractor, or a homeowner looking to GC your own project.  Reason I ask, is most of the time (around here in MA anyway)  subs submit a contract to the GC.  When I work as a framing sub, I make sure to submit a contract because it covers my azz regarding what is and is not my responsibility, along with surcharges for late material deliveries and other things, and most importantly my contract dictates my payment schedule and protects both parties.  Keeps things civil.

   I also have a contract that I use when I am working as a GC and my own subcontractors are unable or unwilling or just don't get around to submiting a contract to me.  If they don't submit a contract to me by the time the work is ready, I have them read and sign my contract before they can begin.  Usually just letting them know that if they don't provide a contract, I will provide one for them is enough to light the proverbial fire under one's bottom!

1. 
   Andy2 | Dec 01, 2004 11:08pm | #2

   I am own this rental unit. I will hire different tradepersons to do the work on the rental unit. The plans are to convert the triplex to a house on the first floor and a separate living space on the second floor. In that scenario, I guess I would be considered a general contractor(?). I am estimating that total labor and materials may approach 40k. I will make each trade person to get their own permits. Please shoot any holes in this scheme. I am willing to take criticism/advice.

1. 
   RalphWicklund | Dec 02, 2004 07:59am | #3

   How you must proceed will be dictated by the local powers that be.

   As a homeowner, I can pull my own permit for work on my own home. The rule here in JAX, FL is that a homeowner may do all his own work, providing he can pass a short written test given by the building dept. If not, then he has to hire licensed contractors.

   With rentals, which are considered commercial property, the owner is not allowed to pull his own permits or do his own work. He must hire a licensed contractor. Therefore, on my rental property, I hire my company. As a certified GC I get to work on my own property.<G> Up to a point. I still must hire certain other licensed trades, such as electrical, plumbing, mechanical.

   However, strange as it may seem, I can pass the tests to do work such as electrical, plumbing, roofing, etc., on my own residence but as a GC with a so-called unlimited license I cannot do such work under my license, even on my own residence.

   Anywho........ you have rental property. You probably must hire all your work out, including someone to pull the master permit, do certain work within the scope of their license, coordinate the project (the general contractor) and will not be acting as a GC. Just be the guy with the checkbook. Define the scope of work you want done, have the tradespeople you want to do business with present their contract with all the details spelled out or write up one of your own, which they will sign also and definitely have them pull their own permits, provide you with their certificates of insurance including worker's comp or a W/C waiver.

   If a "contractor" insists that you pull permits, then it's a good bet he is not properly licensed for whatever trade he represents. This opens you for legal action for hiring unlicensed contractors and also makes for an unenforceable contract.

2. 
   blue_eyed_devil | Dec 03, 2004 04:43am | #4

   Andy, you would be wise to get everything in writing using your contract terms.

   Robert Shemin has a book about landlording that covers exactly what you want to do. It has all the contracts in it that will help you immensly. Do a search at Amazon.com  and it will turn up several books by Robert.

   blueWarning! Be cautious when taking any framing advice from me. Although I have a lifetime of framing experience, all of it is considered bottom of the barrel by Gabe. I am not to be counted amongst the worst of the worst. If you want real framing information...don't listen to me..just ask Gabe!