DO NOT HIRE ANYONE FROM CRAIGSLIST.

Can't your architect family do the frame plans for you? Blueprints are usually done by them and they would know how to maneuver the retaining walls safely (on paper) and get accurate renditions and measurements.

I flipped my last house and got more than double what I paid for it, did some of my own work, hired some people to do other things, shopped around for bargains and it was a royal pain in the butt, the house was a mess more times than not but I loved every minute of it and there was a certain satisfaction I got out of it. It wasn't my intention to flip it for a profit but happily it worked out that way.

Your blueprints is going to be step one.

Go to the site listed below---the Hometime TV show web site.

That show did a series of shows on how to be your own GC---and the information is available on DVD. That series was quite specific on how folks just like you can do that job successfully.

Here is a link that might be useful: Hometime

staceyneil, we are just about done with a extensive remodel of the entire kitchen, living room area. we are acting as our own GC, and have mixed feelings. we credit alot to our carpenter, who is also a contractor, our home is a mid 50's split level in a mountain area, has concrete block walls and needed extensive structural work. we found out about that after we started demo.We added windows, and a new entry, cutting thru the block was a mess, we should have had that done by pros. husband thought he could do it. well he did but was a mess for several weeks. Gina

without writing a book, we learned a lot about organization, subs, and many other areas of remodel work. In the end we probably didn't save a bunch, but we had to sub out electric, some plumbing, and finish work. On the positive side if we ever do this again it will work smoother. Our budget was 50 grand, but will finish about 20 grand more. If you can find good subs, it will work.

Thanks Gina-

We've been really careful about not moving doors and windows in those masonry block walls, mindful of what a PITA it's likely to be. we are only removing one major masonry bearing wall and the framing guys will be doing that, we hope. We've had a structural engineer look at our joists and foundation, so we're HOPING that means no major surprises once we get into it. It's scary though! I'm hoping to get bids next week and see if we can afford this in 2009. If not, we'll do the first floor reno and new exterior siding this year, keeping the future second-floor addition in mind as we modify walls now. Then hopefully, we can afford to add next year or the following...

Congrats on being nearly done with your reno!
Stacey

"DO NOT HIRE ANYONE FROM CRAIGSLIST."

I had to laugh. I recently ran across an ad on Craigslist for an architect to redesign an existing 2 family house. I responded with a list of projects I had done in the area and got hired. The owner said she had received 150 responses from all over New England but one of my projects was nearby and she liked it.

She is acting as her own GC but realized that she needed professional assistance to get the permit from such a tough building department and she was right. (Got it Friday with only a one day review) We had to use an engineer for the framing plans although I drew all of the drawings. It helps a great deal to do them on CAD.

My gut reaction is that unless you have one whole heck of a lot of experience building homes you're being, to use the expression, penny wise and pound foolish. Doubly so if you're planning on doing a lot of the work yourself.

One thing a good GC brings to the table is a relationship with his subs. A good GC wants to keep his subs happy and a good sub wants to keep his GC happy. The former gets a better product and the latter gets another job.

I've also seen a lot of well meaning homeowners who thought they could do a lot of the work themselves. In many cases inexperience actually ended up costing them more than if they had just hired a professional from the get go. I recall one guy who had started finishing his basement. He got a lot of the framing done until he ran into something he couldn't figure out. Then started on the electrical until in ran into problems, then started on the plumbing... There were so many mistakes it was mind boggling, from framing that left no place to secure drywall to doorways that were the wrong size (framed to the finished, not rough opening). No electrician who wanted to keep his license would have touched the homeowner's work without ripping out everything and starting from scratch.

In the end I walked away.

Did you mean to say 20k budget was for those four items you mentioned? If so, good luck.

It's awful trying to get workers, I would never do it again. Remodeling now, waiting for everyone to come give bids. It's like pulling teeth. And I live in a large city, you'd think plenty of subs available. A lot of little things get overlooked and I don't even know which goes in first...floor, paint or counter tops. My old bathroom wasn't so bad....neither was my old life.....not being a contractor!

In addition to finding and hiring appropriate, good subs (maybe you already know them), what's it like in your city, navigating the permit department?

Quick story: My last custom build had us dealing with a permit guy who is notorious for not just being "sticky", but wrong. He has zero education in building/architecture. Because I had both an architect and a GC that had worked around him, we got through all his "wrong" assertions. Without two educated, experienced professionals- one who wasn't afraid to "go over his head"? I'd probably still be dealing with it :)

I say this as somebody who's done remodels as my own GC- but nothing this extensive.

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