please help--what is typical kd/gc markup on granite?
ebse
14 years ago
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pence
14 years agoveronica15
14 years agoRelated Discussions
Your experience functioning as a GC - recommend it?
Comments (15)I was GC for our bathroom renovation and swore when I did the kitchen I would hire a GC. Well, it didn't work out with the GC I hired, so I ended up doing it myself again for the kitchen. If I could do it over again... I think I would spend the time finding another GC, or at least a good KD. The thing that saved us is that I had already interviewed a ton of subs for the bathroom, so used largely the same team for the kitchen. If I hadn't done that already, it would have been difficult to get everything together, since the kitchen was a larger and more complex process. Luckily I got to see how they all worked together in the bathroom, so felt pretty comfortable with the same team for the kitchen. I am a relatively new transplant to Portland, so don't know many people. I didn't have an extensive network of friends who had renovated before, so it was harder to find good sub recommendations so it just took longer with a lot more research. The thing that surprised me was how many details and decisions there were, and how much time I spent on the phone while trying to do my actual job as well. I don't have quite as much experience as you, but I spent several years as a project manager for scientific research, so am quite organized and detail oriented. This background definitely helped... I had crazy spreadsheets, gantt charts, and other PM tools help me track every step of the project. I would say that you should be prepared for things to take a bit longer if you are GC... one of the major frustrations that I've found along the way is that many building supply stores only open contractor hours -- 7am to 4pm, with very limited hours on the weekends. It's really hard for me to get out to see or order windows, tile, counters, etc etc because I work all week and by the time I've visited one building supply center, lumber yard, or tile/stone warehouse on the weekend the rest are all closed for the day. During the week, I always bike, so it's hard to get out to a lumber yard at 7am on my bike. So I could visit 1-2 per week, stretching out the amount of time I needed to make decisions. We will be ready for the backsplash next week and there are still 4 tile places I need to visit that I just didn't have the time to do. If I had a GC, they would at least pick up samples during work hours that I could look at. In regards to being a woman and serving as GC -- I did come across a few subs that seemed to have a problem taking directions from me. I interviewed one plumber who insisted on calling my husband to discuss the project and his bid instead of me, like I asked. Since I am financing the entire renovation, I make all of the final decisions. I had explained that to the plumber very explicitly, but he still refused to call me, and would only interact with my husband. Even when my husband would answer the phone and tell him he needed to call me, the plumber would still only call my husband. Obviously I didn't hire him. But it is annoying that I had to disqualify some subs who were probably quite competent and good at what they do because they had an attitude about taking orders from a woman. This happened a few times, and it ended up wasting my time interviewing people who turned out to be jerks. I needed to build a team that could work together and with *me*, and it likely would not have been an issue had I been male....See Morediscouraged trying to find a GC - is this normal?
Comments (26)I am more convinced of my advice to be careful of what you pay the contractors after reading your break down. Be savvy with what you spend. Just for fun go to Home Depot or Lowes and figure out the cost of the insulation if you buy off their shelf. Masco owned insultaion companies that provide the insulation material and install it will do it for less than than the porduct cost at the big box store. Normally around $1.50 to $1.75 a square foot of the insulated surface in R13(2x4 ext wall). Do the math if you insulated all 4 walls of your kitchen you should be paying $552 for the entire room not including the celing. I am guessing you are not insuling all 4 walls of your kitchen. Maybe you sound proofing your walls. I bet you would have mentioned that as you are on top of what is going into your project. Again please do not think I am trying to discourage you or be holier than thou I am trying to give real world examples of my past expeirence. Example 2 - I built a 3 bed / 2 bath 1200 finished sqft house with no garage on a poured concrete walk out basement foundation with 8 foot ceilings using no steel columns in the basement I might add. I designed the house and had a panel company build me the floor, walls, and roof systems as a delivered package. I had the floor system built as open web floor trusees that clear spaned the entire basement there are no center support beams or steel posts in the entire basement. I built this house about 5 years ago with a Nephew for a family from my church. I did that entire house including site work, well and septic systems, foundation all lablor and materials for $120,000. It took my nephew and I by ourselves 4 months to do it. I had a plumber as a sub and a HVAC sub. My nephew and I split $30k for the labor to build the house. I understand that your wall plate is either rotted from water or termite damaged. It should not take more than a day for 3 guys to build a temp wall to hold the upper sturcture up while you replace the plate assuming the affected area is only in the area of the kitchen as described. They are charging you a lot of your hard earned or borrowed money. Just be carefull. Any good 3-5 man crew should have your kitchen done in 3 weeks tops. One of the things that makes the projects go much longer is that each sub wants the space to themselves while they are working there. I see the posts like yours on here and think to myself how some contractor is loving life working for the poster. It seems people are really savy on buying the caibinets tops and similar items but just get taken to the cleaners on the labor and the projects take way to long. I did a buy fix sell 3/2 home with garage and basement and gutted both baths to the block walls same with the kitchen, added a plumbing for a future full bath in the basement requiring to repipe the entire house to bring it to current building codes for plumbing vents, replaced the water heater, tore out a retaining wall for the basement stairs that was caved in replaced all the windows to double hung vinyl with low e and argon filed with full screens in the house, put in new stainless hot point appliances uba tuba granite at $40/sqft paid way to much for it. Added recessed light and undermount lights, new garage disposal, 1st floor was all hadwood flooring sanded and re finished all floors, re tiled baths, re land scaped with new foundation plantings the entire house with mulch, Added recessed lighting in the living room. Tore out a 70's style glue up ceiling like mini drop ceiling in the family room in the basement. Put up new drywall ceilling with recessed lights in the family room in the basement. Put in new builder grade carpet through out the basement. I added crown molding in all living areas of the house. I replace all electrical devices in the house including all other light fixtres interior and exterior. I did that in 3 weeks using a 4 man crew that cost me $700 for a 10 hour day. My total cost with labor and materails for the whole house was $32,500 It can be done. Again not trying to beat you up but give you examples of there are ways to keep your hard earned money with out giving it away! In my store I offer 150 different stock to entry level semi custom cabints to chose from with 10 -level 1 granite colors, removal of old kitchen, installtion of new kitchen and appliances, with your choice of 30-42" wall cabinets including crown and light rails, also painting the kitchen area when done for $7,000-$10,500 for everything. Flooring would be extra if needed. I make about $3,000 and I use a licensed contractor to actually perform the work for me under my daily onsite supervision. The cabinet style list to chose from even has 6 different inset flat and raised panel cabinets. 10 different Linen whites with glazes the list goes on and on. Now granted your cabinets will be from a much more talented cabint maker than these prgram as it is intended for those that do not have budgets as high as yours. I do not believe the regional cost differnces matter her to great differences. Here is why, that house I fixed up and the one I built from scratch were both in Loudoun County Va in Northern Va where I used to reside. Loudoun and its county to the East, Fairfax, have the highest income per household rates, approx $180k per household, in the nation. It is every bit as expensive there as it is in San Fransico. Be smart and be careful with your money. I hope your kitchen becomes all you hoped it would be....See MoreSticker shock . . . another cost of granite question
Comments (19)Also - forgot to mention, take a look at the videos on BC Stone's site - quite informational. I know many folks here swear that you should be there when they template, you should be there when they lay it out on the slab and decide upon seams, etc. I must confess I didn't do any of that and an extremely pleased with the results. I asked our contractor about it and he had me talk to BC Stone directly. They said I was more than welcome to but explained their process. Templating is done with electronic / laser measurements - not luan like most use. Seams and layout - they would do cut outs if I wanted to drive the 2 hours to see it but they assured me if I told them if there were any parts of the slabs I wanted to feature / stay away from they would work around it and do a seam that wouldn't be noticeable. Well given that I chose them based on their reputation, I went with their judgement and decided to let the professionals do their thing. I am very glad I did. the one seam we have is hardly noticeable. When I first looked at the install, I walked past it twice before I said, oh, there is the seam. If I had laid it out, I would have done a worse job of locating the seam. And their templating was spot on. Everything fit like a glove. No gaps, flush to the wall (which weren't necessarily straight), tight fit. They had to do no on-site modifications / drilling / etc - everything was cut perfectly back at their facility So if you hire a professional and feel comofrtable with them, let them do their thing. No need to micromanage their work...See MoreUh-oh.... GC doesn't use contracts?
Comments (29)Lauraxx -- in this pair, it seems you are the one uncomfortable with not having a contract. As others have suggested, then (not meaning to sound nasty): you do it. Just print up your understanding of the work you've agreed to and ask the contractor to sign it. If he balks at that, seems uncomfortable or refuses, seems insulted or whatever -- well then you've got a situation to evaluate. If he has so many happy customers around with nary a contract in sight, perhaps he'll feel insulted. But you aren't asking for anything untoward. In the end he'll sort of have to make his peace with your "terms" and sign it (or negotiate misunderstandings first). If he won't, that's a pretty illustrative situation to find yourself in. What would it be like if he wouldn't respond to your needs in the event of a problem? As a test-case, this non-problem should be telling. Stick to your guns: if this situation makes you uncomfortable you have every right (with ample precedent) to want to alter it. Not for an instant does this imply you suspect there will be problems, that you harbor concerns about the GC, etc. It means you feel uncomfortable; it is your right to feel comfortable, and your GC likely is the very first to want to agree with that!...See Moreeastcoastmom
14 years agomsgreatdeals
14 years agodasistgut
14 years agoebse
14 years agoeastcoastmom
14 years agolive_wire_oak
14 years agoebse
14 years agoveronica15
14 years agosue_ct
14 years agoebse
14 years agocaryscott
14 years agoebse
14 years agoeastcoastmom
14 years agokompy
14 years ago
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