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Need advice from you seasoned veterans. In January we started talking to several general contractors about adding a level (master bedroom suite w/ bath, walk-in closets, home office) to our ranch. We decided on one because of his attention to detail and fair (not lowest) price. In February we met with architect, discussed what we wanted. 3 sets of designs later (he didn’t listen to what we wanted) we finally got the detailed plans to submit to Building Department of our town last week — 3 months later. Now the general contractor has to give us the final estimate which should be in a week (we did add hardwood floors, fireplace). At this rate, the project won’t start until July; it’s expected to take 3 months. We thought the addition would be on by now since we started early. I know the good contractors and architects are very busy, but are we being taken advantage of?
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Janet,it sounds to me like everything is going smoothly. Yes both professionals are busy this time of year but both seem to be paying attention to your needs as well. Hang in and good luck.Vince
*Janet - Exactly how do you think you are being "taken advantage of"? The beuracratic (sp) process is frustrating for everyone, especially those of us who deal with it on a regular basis. It sounds like your plans aren't even finalized yet "...we did add a fireplace..." which could cause structural changes and resubmittals to inspecting agency. And you're right, most folks are very busy, is it possible you have made many changes or seemed undecided what you want? This can be extremely difficult for a builder to work through. If you are already frustrated by the lack of action, you may be in for a few stressful months when the work does start and the inevitable delays/changes occur. This sounds like a major project, and that you are making a sizable investment in your home. Try to be patient. Five years from now, it won't matter if the work was completed in July or November, but the quality of your remodeling experience, the "taste" of it will remain. Haste makes Waste. - yb
*Janet,Sounds like the bulk of the wait has been in your finalizing design plans and waiting for drawings, and can probably be chocked up to your persistence in getting what you want from the architect. Three months isn't really very long at all to nail down the design on a major project and have drawings in hand.Sounds on track to me.Steve
*Janet,Please be patient. I think the only problem was that initially, no one gave you a timeline suggesting a 6-8 month time line for the design + build (which seems very reasonable to me). Your expectations were not met - the architect and builder should each have given you this info up front.
*Where have I heard this before? It is one of the oldest chants that is heard from homeowners who haven't the foggiest idea of just what they are asking for. If you want to see just how long things can really take, wait until the contractor has begun and then make a few more changes to your plans!Don't want to sound harsh but it's the truth and it can come as quite an "eye opener". Since you're already experiencing some frustration with the project let me suggest that you do some things to avoid more problems:Slow down some more, and be absolutely sure that the plans you've got in hand are WHAT YOU WANT DONE with no further changes.I suggest strongly that you move out of the house while the work is in progress. Monitor the progress, sure,but don't badger the contractor unless you really feel something is not going up correctly; bad workmanship or obvious wrong-doing. If you intend to stay, be prepared for hardship and many doubts but again, DON'T BOTHER THE CONTRACTOR and take your underlying frustration out on him. This again is one of the most serious actions, on the part of the homeowner, that will do what? SLOW DOWN THE PROGRESS OF WORK! If you're bent on experiencing the project from hell and your aching for a break-up of your family then do the following:Be there every day and watch everything that goes on.Correct the contractor constantly and tell him that he and his workers are doing things wrong.Make more changes in the plans and expect the completion time-line to be unchanged.Be late with intermediate payments to above and be threatening. This will show him/her who's boss around the place.
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As an owner/participative builder, and one who had a great experience with my contractor, I'd have to agree with everything Steve C. said with a couple of exceptions/modifications.
Do watch everything that is going on, but when you sign the contract, have an agreed upon time (weekly is OK) when you can discuss the project with the GC.
Don't bother the workers, especially the subcontractors. Do schedule a session with the subcontractors foreman before they start work. I had a walk through with my electrician and plumber, to make sure of locations of outlets and switches, and they both suggested things that I and the plans had missed such as some pre-plumbing for future needs or additional outlets.
Make sure to get a release of lien form from your GC for each subcontractor that has worked at your place.
As a local radio talk show host always says, the start date of the project is meaningless. What you want in the contract is the finish date, with a bonus for beating that date or a penalty for not.
Above all, be flexible. Don't know anything in life that is exactly perfect.
*Janet Well seems you picked the wrong architect...3 months even if you did make changes, quite a-while for a seasoned, ("I hope he/she was respected in the field") architect to get your ideas correct. Wait til your GC starts working the plans and finds all the engineering mistakes your architect made.........! Good Luck
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Janet,
I should also add that you are lucky if the contractor can start in July. Like most businesses, you have to have a steady flow of work to be successful (and sometimes to eat). If most contractors were waiting around 3 months for plans from an architect, they risk losing other business.
As Gerard mentioned engineering mistakes, I should also mention Zoning Board problems. I did a lot of work in the bidding process to get a garage addition. It would have been a great challenge for me, so I didn't mind burning the midnight oil. The customer accepted my bid, I submitted the drawings, but I needed a zoning variance because the garage would have been 2 feet closer to the property line than the zoning ordinance allowed (10 ft setback). This of course added more time - you have to wait for the Zoning Boards monthly meeting to present your case! The next door neighbor showed up to protest, so the variance was denied.
The pisser was, the neighbor had the same type of addition, but his was only 4 feet away from the property line.
Good luck!
*Awww, RichB, why'd ya' hafta go and spoil the fun by mentioning liquidated damages? I still think there is no significant reason for this in residential remodels.Besides, in residential work, the changes are always more meaningful--to the homeowner--therefore they require more consideration by those involved. Basically, you put a crew under the gun and you're only asking for shoddy work. Liquidated damages delete the luxury of time spent on the details.
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calculating a completion date:
get an estimate from the contractor and one from the architect.
add those 2 numbers for a total.
multiply that figure by 2.
sit back, relax, keep an eye on what's going on, but leave the workers alone. soon you'll be happy with your new house.
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Need advice from you seasoned veterans. In January we started talking to several general contractors about adding a level (master bedroom suite w/ bath, walk-in closets, home office) to our ranch. We decided on one because of his attention to detail and fair (not lowest) price. In February we met with architect, discussed what we wanted. 3 sets of designs later (he didn't listen to what we wanted) we finally got the detailed plans to submit to Building Department of our town last week -- 3 months later. Now the general contractor has to give us the final estimate which should be in a week (we did add hardwood floors, fireplace). At this rate, the project won't start until July; it's expected to take 3 months. We thought the addition would be on by now since we started early. I know the good contractors and architects are very busy, but are we being taken advantage of?