She is the broker for her own company...it is just her. Yes, we would like to get the house cheaper...who wouldn't? However, we also know the seller really wants to sell because the realtor told us the seller was really mad at us for not extending the contract because her condo is almost done being built. Unfortunately we got stuck with a real dud for a realtor. Our signed contracts were not given to us until after a month of having our house listed (and we had to ask twice), there were mistakes in various listings online and weeks without any communication from her. We communicated our issues with her early on but see now her plans to be moving across the country were a priority. In the end if she broke the contract by putting her interests before that of her seller she has violated the contract. Why would it be okay then for her to think she should get a commission on the sale? A good realtor isn't going to pick and choose what parts of a contract she is going to abide by.

OK, hopefully we've put to bed the "don't hire an architect, designers are just as good and cheaper" mentality. Now we can get to the subject of economies and cost savings. Every time one of these threads appears (which is often), the poster asks about savings--but it's almost always addressed to the issue of fixtures, finishes and equipment. Where can I buy the cheapest: countertop, range, flooring, "scratch and dent" stuff...Consumers miss the point (or perhaps they simply don't know or recognize) that the truly expensive stuff lies elsewhere. What one may save on fixtures, finishes and equipment is peanuts compared to the cost of the rest of the custom home design and construction! For example, the type and configuration of the land and how the design of the house accommodates the land, and its characteristics, is the very first place to start looking and analyzing for economies and savings. There are sites easy to develop and build on, and there are site which are just the opposite. The second place to look is at the design concept and how the design can be developed into a final design which addresses the site, the needs and wants of the owner and the budget, while still making good, appealing and envigorating architecture. For example, a simple, well-organized house is always less expensive than a rambling, undisciplined and inexperienced design. Where are the major costs in any custom home: site development and improvements, foundation, exterior building shell, structural elements, and the building systems: HVAC, electrical/signal, plumbing service and waste. All the stuff that HGTV never, ever films or has their stars discuss. What do they discuss? Building custom tables for the dining space and putting lots of pots and pillows everywhere. The design concept and the developed design and construction documents are where all of these things are explored and resolved. This is one of many reasons why experienced architects offer much more professional service than designers who sit at a CAD keyboard. The third place to look for savings is the extent and quality of the design and construction documents--the drawings, specifications and bid documents. Skimp on these to save a few bucks, and in many--most--cases the consumer will wind up paying much, much more through misused and inappropriate allowances; through construction oopsies (a technical architectural term) where the builder or his subs use their own ideas and experience to fill in blanks in the drawings; and on and on. And then there's the situation where skimpy documents leave the consumer to spend many, many hours trying to make decisions about stuff which is necessary by not specified--door and drawer pulls, paint and stain colors, yada, yada. When it comes to design and construction documents and services, you get what you pay for. There is thread after thread on this forum of consumers with bidding and construction woes; consumers venting about all of the decisions and selections needed once construction starts. So...the point here is to shop for saving on flooring all you want. But if you really want to economize, pay attention to the truly expensive stuff, and the professionals who can best guide your through these sorts of decisions. Good luck on your project! :-)

Why do you think it is taking longer? TLDR: See millworkman's comment - It really goes back to economies of scale, all things being equal, your house is less attractive to a sub-contractor, than someone who represents continued work. This is an absolute certainty and there are largely three ways to combat this. Hire someone who the sub will see as an opportunity for continued work to represent you (that is usually a G.C.), or pay more money so that the sub sees your job as more attractive, or find someone that has limited opportunities to work with G.C.'s (this can either be someone who does high quality work at a high price or low quality work for a mid price). Without one of those three things happening you need to anticipate delays. It is possible that your build will happen without any sub-contractor delays, however in most of the U.S. right now, that would be the exception and not the rule. Note: only a few years ago the situation was quite different so be wary of stories where everything went right a few years ago. Those delays can and do add cost, and you should anticipate their arrival and work to minimize their impact. ----- The most important thing about self contracting a project, is being honest with yourself about your abilities. That supposed savings is seductive, yet for most people it doesn't materialize, and not because it wasn't available, simply because those people were chasing savings over creating savings. The things that create savings for self-G.C.ing homes are actually the exact same things that would lead to some success as a contractor were you to enter that business. For example, a large part of G.C.ing is managing your time and schedule well, if you are excellent at managing time and scheduling, then you may create value, and if you were a G.C. that would be a viable pathway to value creation for clients. Or maybe you or your spouse are incredibly talented with construction, having done it for years, or maybe you are incredible at visualization and design so you can communicate and achieve your design efficiently. With all of these things, you are still going to encounter the economies of scale problem, but may still create some savings because of your skill set. However, most people want the savings without any efficiencies to create savings, and attempt to simply cut out a step in the value chain. That rarely works. G.C.'s create value, denying that value is a foolish move. Working to substitute your value for theirs might pay off, and it might not. But either way, they are earned savings and not simply avoided costs.

^^Exactly. Inform yourself of your rights and responsibilities before you get yourself in trouble or promise things you shouldn’t. Knowledge is strength in your situation. Talk yo just about everyone before you talk to the contractor again. Don’t tell him you’re getting your ducks in a row. Ambush him from that position of increased knowledge. Often, having a bad guy to blame things on is helpful strategy to turn the tide here. Even if the adversary is a straw man. You’re BOTH against the bad guy. On the same team. You’re helping him, he’s helping you. Against the OTHER. Just like politics. ”Mr Contractor, I’ve contracted the insurance company to reassess the too low payout number. I do know that the market has had increased costs since we began the project. So I’m getting them involved here. You deserve fair compensation for all of your hard work! “ CARROT “They are going to want to have copies of all of your paperwork though. Both the original quotes and the updated ones. In addition, they are asking for the signed copies of the subcontractor lien releases with the total contract amount written on them and notarized so the subcontractors can’t come back and ask for more money down the road. The sooner that we can get all of that documentation, the sooner we can start to move forward.” STICK.