As some of you know, I GC’d or am GC’ing (haven’t got my final yet after over two years) my own pad. I wasn’t met with too much, “You can’t GC your house, blah, blah, blah…” here and a have been met with some incredible guidance and help through this forum; if there’s ever been any “issues” here, it has more than likely been at my own doing.
Anyway, I’m chomping at the bits at the moment to get another project off the ground (in between doing my regular thing). This time however, it will be (or might be) GC’ing for a family member (and please don’t repeat the “oh, don’t work for or get family involved, you will regret it” type of stuff–just like all the discounters, not so much here, but on the “outside”…this project will happen if I have anything to do with it).
I guess my question is, what are my GC responsibilities? I mean okay, I take a set of plans and get the thang built, but what about preliminary stuff? I kinda know the ropes with City here and feel I have a very good working relationship with the same. My sister and bro-in-law will be pulling permits and stuff at my direction, but how involved, if at all, do I get involved? The are a host of hoops to jump through even before appearing to the City Council to hear your project i.e. formalities to neighbors, etc.
The way we are “tweaking” this deal is that I will actually be paying to GC their house in that I will be buying into an existing house (soon rental), vesting myself with GC’ing duties and contributing with cash too.
Anyway, any thoughts “out there” i.e. worst cast scenarios or otherwise, greatly appreciated.
Replies
"I guess my question is, what are my GC responsibilities?"
If you have to ask that do you really think you are ready to take someone's hard earned money to actually try and do it?
Jeff
Buck Construction
Artistry in Carpentry
Pgh, PA
it seems to me that this is a place to ask questions. It doesent really seem like you read his whole post. Certantly it would be acceptable to ask a question about how locate where to cut the bird's mouths on a rafter Without getting hazed.. Why is his question any different?
Read Jeff's other posts, its the way he words them all. Don't like it? Tough. (just saving him the trouble)
Anyway I will respond to the question somewhat. You don't want to work for relatives. I know thats now what you wanted to hear but use the search feature and find other posts about that subject. It and GCing has been flogged to death. DanT
which part of the truth didn't ya like?
Jeff Buck Construction
Artistry in Carpentry
Pgh, PA
"...what are my GC responsibilities?"
Any thing that goes wrong is your responsibility.
(-:
Being a GC can mean a truckload of different things to different people. There's no "standard" list of stuff a GC is responsible for. I'd suggest negotiating this with the HO and getting it in writing.
Doesn't matter if they're your relatives or not - Disagreements and misunderstanding happen. If you have a written plan - Even if it's not a signed contract - That will go a long way towards resolving them.
A: Cut the rope.
I believe that you are in the Republic of Northern Mexico (California).
CA has lot of rules and regulations on conracting. You need a license to drive 16 penny nails and a different one for 12's. And if you get both of those you can't also get one for 6 penny.
And I don't know the details, but I understand that if "anything" happens in the next 10 years with the house the owners (might not be your relatives then) can come after you to fix it.
If I was going to try some thing like that in CA (and after I did some research on the contracting laws) I probably would not do anything where I would be a GC.
Rather some sideline position that has neither responsibility or authority. More of a consultant or coach for them to act as there own GC.
I think that this is how some of organizations such as U-Buildit, Home Builders Network and the like work. I wonder if any of those operate in CA?
I guess my question is, what are my GC responsibilities?
What do you have in writing?
if it is not drawn, specified, or otherwised defined--it's all yours. That means the HO can come back and say you "promised" various things. Which becomes a case of proving you didn't--proving a negative is hard enough as is.
The other question is: "What does your jurisdiction require?" Some places require GC's to be licensed, and/or bonded, and/or insured, and/or registered with State W/C, and'or to have a proper local business license and/or sales tax stamp. Without the correct combination of things, what you do won't matter, because, legally it won't be who you "are."
Doesn't mean you shouldn't, or that you can't--shoot, this is America (even around the Bay area <g>). So go for it; jump in with both feet--just know how deep the water is, and if there's any dull rocks or razor-sharp wreckage down there.
I knew there would be at least one, but no biggie.
Bill, we like to think of it as Mexifornia. I think your and Mac’s comments are good ones; as she will be building on part of an old family estate, like I did, I doubt she will be moving anytime soon. But your comment about the 10-year thing is a good one.
I like Bill’s comment about liability, or errr, “responsibility” and Mac’s and Boss’ points about things in writing. I hadn’t thought through too much about the whole liability thing, but we would get stuff in writing for sure just so we’re all on the same page. I like the consultant aspect; as I kind of outlined above, they would be pulling all the permits (there would be a bond to put up, I had to put up a $25,000 one, or pay someone for it) and for all intent and purposes would be their own GC, however, I would be working with the crews, putting on my nail bag (which in my whole project was a lot more than I thought) when necessary, coordinating things, I would also be doing the electrical, scheduling for special inspections, survey requirements during foundation phase, etc., etc.
For all the above, I (we) was going to figure a percentage on top of construction costs, bill for the rough electrical, and figure an hourly for trim and other work I might be doing. But again, I was trying to figure out what my responsibilities may encompass before putting a bucket in the ground. Certainly, a contractor would more than likely be pulling permits, so working with my sister and bro-in-law would be part of my fee to get the permits pulled. I guess we’ll have to discuss it, although that is was raised about consultants (U-Build-It, etc.) above, I think their respective percentages would be lower than mine, and as such I would provide preliminary efforts too.
I like this from Mac:
Doesn't mean you shouldn't, or that you can't--shoot, this is America (even around the Bay area <g>). So go for it; jump in with both feet--just know how deep the water is, and if there's any dull rocks or razor-sharp wreckage down there.
Appreciate that; that was my first approach on my project when, especially contractors, were telling I couldn't do my project. Yeah, I made some mistakes and stumbled, but the project went on. I know there will be some hiccups along this new road, but in some resepects, my involvement will be one of the only way this whole thing will be doable for my sister, her husband, and kids.
Edited 11/19/2004 1:46 pm ET by Wiley
I like this from Mac
Gee, thanks <g> my poor head's swole up too big for my hat now . . .
Sometimes, this forum is like the "comparing scars" scene in Jaws. Sometimes it is like the "trump card" of the Indianpolis, too.
Now, I wish I could remember the quote, the one about how we are shaped by our mistakes, but we should not be defined by them.
Good thing it's 10 minutes of Beer on Friday, too <g>Occupational hazard of my occupation not being around (sorry Bubba)
If your sis is the HO and pulling the permits, isn't she the contractor? That's the way it works here. I think it's great you're working with your family. I'm figuring, that since you built (are building<G>) your own house, and sis likes what she sees, she's asked you to help with hers. You're not licensed, right? You're just helping your sister with your experience...why would she hold you liable for anything? Seems like you are working in more of a supervisory capacity.Oh yeah, I also think you asked a perfectly reasonable question. Don't worry, we can fix that later!
Sound like your more of a project manager.
In CA a "contrator" has specific legal responsibilities. Ask a lawyer.
A freind is having a $5million under the auspeses of a project manager, another friend who is quite knowledgeable about building and built a number of homes for himself. He's basically a GC in all but name. He's doing a fine job by all accounts, but he has hired a GC to work with him. This is good in several ways, he's known the HO for years and done many jobs for them. He is the go between the GC and HO. he deals with all the design decisions. Things like the exact color of stone, front door etc..things that would drive a GC nuts ( if you knew this HO<G>).
But the bottom line, the final responsibility and direction of the project is based on the GC. A licensed GC with plenty of experience, bonded, legal, professional.
Take the advice of not working with family seriously. I'm not saying don't do so but consider this carefully. Also more than one family has broken up due to legal issues. It might be worth a few $100s to have a lawyer outline what neither of you are aware of.
Keep us posted.
W