What questions to ask a potential GC
kaysd
12 years ago
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michoumonster
12 years agoLaurie35
12 years agoRelated Discussions
Interviewing the GC - questions to ask?
Comments (11)A dishonest GC in need of work will tell you whatever he thinks you want to hear in order to get you to sign the contract. Get everything he tells you in writing and then make everything that is vital to your choosing that particular GC, a part of the contract. (My sincerest apologies to all the wonderful honest general contractors out there. I originally posted this without the word "dishonest" in the first sentence and I was appalled when I came back to this thread today and realized that I had left out that all-important word. Someone really should have called me on it. Thank heavens that GW now allows us to edit our own posts when we make such a stupid error. Mea culpa, mea culpa, mea maxima culpa! ) In addition to scrupulously checking out the references the GC candiates give you, there are a couple of other things you can and probably should do. ONE: Find out if your state requires GC to be licensed. (Some, like Texas, do not.) If a license is required, there is usually some process for folks to file complaints against the license holder. Find out if there have been any complaints and how they were resolved. TWO: Check at your county/district court (and the courts of nearby counties) to find out if your GC has ever been sued by a previous home-building client. Homeowners don't tend to sue unless they are EXTREMELY unhappy. It's just too expensive to file a lawsuit and the chances of ever collecting anything are so close to nil that the only time anyone will sue is if they feel that they really have no choice. Plus, very often builder's contracts don't even allow the homeowner to sue in court. They require "mandatory arbitration" instead. So, if you see a lawsuit from a previous client, my recommendation is run from that builder. As a corollary to the above, find out if the GC has a mandatory arbitration clause in his contracts. If he does, that could be a sign that he is proactively avoiding any possibility that you will be able to sue him in open court if he screws up your house. I personally would require that the mandatory arbitration clause be removed or I wouldn't enter into the contract. THREE: Check your county (and nearby county) lien records to find out if there is any evidence that the contractor fails to pay his subcontractors. This is not necessarily easy to do but it can be done. First you have to locate the addresses of other houses the GC has built. One way is to ask the GC for a list of the addresses of houses he has previously built so you can "drive by" and take a look. Of course, he may not give you a full list but if he gives you any, you at least have a start. To find others, search for liens granted to the GC by the homeowners for the purpose of building. (You probably signed one of these documents yourself so look thru your records and take a look at the document to see what you need to be looking for.) You can usually search lien records by grantor or grantee name. In this search for addresses of houses built by your GC, you'll put the GC's name (and any prior business names he's used that you know of) in as GRANTEE. If you find any hits...and you should definitely find most, if not all of the addresses he has given you... take note of the legal property description, the address, and the date of the lien. If you find addresses that he did not give you on the list he provided, start the next step with those because they are the ones where he is most likely to be hiding some kind of information that he would rather you never find out about. Okay, for step two, search the lien records again; only this time you search by legal property description or by address of the houses. Some online records allow search by street address, others only by legal description. If you have trouble figuring out how to search by legal description, call the county land records clerk and ask for a lesson on how to do it. By law they may not be allowed to run your searches for you but they can explain the process. You should look for any liens filed against that piece of property over a period of about two years starting from when the homeowners granted a lien to the GC. Read any liens you find to determine if they appear to have been filed by subcontractors due to lack of payment on work done or materials provided to build the house. If you find such liens, contact the homeowner (you'll have their name on the lien) and let them know you are considering hiring this contractor but that you see from public records that it appears that maybe one of his subcontractors filed a lien against their property. Ask if they hired the person who filed the lien themselves or if the general contractor hired that person. If it was the GC, ask if they would recommend this GC and be sensitive to nuances in how they answer. If there was a dispute between them and the GC, it is quite possible that the settlement might prohibit them from saying anything bad about him. If you can't tell how they feel, ask if they had it to do all over again, would they hire him again or go with someone else. Also, contact the subcontractor who filed the lien. Ask them if they did work for the general contractor. If they say they don't remember, mention the address of the property where you found the lien they filed and mention the lien. That will probably jog their memory. Let the sub know you are considering hiring the GC to build your home and ask whether they would advise you to go with him or someone else. And of course, check the BBB. Though you probably won't find much that is helpful, it never hurts to look. Finally, join Angie's List and check for positive/negative references on your GC there. This post was edited by bevangel on Mon, Aug 26, 13 at 0:13...See MoreOK to ask GCs I would't use to do a bid?
Comments (15)Hi all, the OP here, sue36, thanks for the great advice about going to see job sites! You wrote: Most guys in construction have "idiosyncracies". Actually, I think most people do. Is it something that could materially affect the job, relates to honesty and hard work, or is just annoying? Yes, I agree that most people do--I certainly have them! In my original post, I was trying to be succinct (because I usually write a lot and didn't want to overwhelm in the initial post), and I used that term instead of going into more details. I actually meant idiosyncracies about how they ran their business, more than the men themselves. From what one described, it sounded like he had way too much on his plate already, and one of his references confirmed that. So yes, you're right--I should keep in mind that aspect of whether it's material to doing a good job. (just curious, what specifically do you have in mind when you say your BIL "can be a pain" to work with? I don't mind if someone's grumpy--it's about when he gives me that "don't you worry your pretty head little lady about all this, let me handle it" message when I ask a question that makes me wonder.) Hi newyorking, thanks for weighing in about this ( GCs are used to doing multiple bids and not getting jobs - its just the way it is.). One of my best friends said something similar, adding that for some, doing the bids might be practice that they need to get better and better at estimating. I honestly don't know if that's true--or how many manhours it is that a GC puts in to do a bids. Part of the bid process is for them to come with their subs to go through the job site, so certainly that is some hourly time that they aren't compensated for. Hi texasredhead, were you responding to my original posting, or to one of the others? You did point out some key things to keep in mind--do you think I should continue to interview more potential GCs if I do already have an architect who's done a plan (for new walls and roof) and a KD who's done the kitchen layout? I am curious about the comments that implied that license- and reference-checking would be done after the bidding. I was thinking that I wouldn't even invite someone to bid whose references I hadn't checked or whose license I couldn't confirm. Do you all normally do those steps after the formal bid process?...See MoreBotched Hood Install -- what to ask for from GC?
Comments (97)Just thought I'd add the final installment of this excellent adventure, sigh. Where we left it, contractor was going to get a 6" duct cover to fill the space between soffit and hood, and we'd call it a day. So I heard from the contractor on Monday. Turns out that for this specific hood, Imperial recommends a minimum 12" space above hood and will not make a 6" cover. (head hitting desk). This specific issue isn't exactly the contractor's fault, but a general cluster: Imperial's mfg installation instructions _do not_ include that 12" requirement, they just won't sell a cover smaller than 12; the retailer web site says "6 to 60 inch covers available" for all Imperial hoods, it's only after you try to order that they call and tell you not possible for this hood; the retailer and Imperial were both closed the day after Christmas so I just relied on the website when I made the call to go with a 6" spacing rather than have this idiot remove the soffit, etc. I could have lived with that, but again, the guy opened his mouth (via email): "You were wrong. They do not sell 6" covers. Why didn't you check that? I told you it would have been better to remove the soffit and use the existing 12" duct cover, but you made a bad decision." In fact on Friday, he had shrugged and told me "this is your choice, I'll do what you tell me to do" when I asked point blank which option would be better. His Monday tone seemed beyond simply defensive, into mocking -- like he thought it served me right for questioning his work. Before she even knew my reaction, my 'cut your losses' wife was enraged enough to download the state contracting board complaint forms. So, I sent an email telling him no further work was required and to please drop off the existing cover at his convenience and -- yet again -- send us the receipt for warranty purposes. I ended up having to go get the cover at his locale, he wouldn't drop off, and he ignored my repeated questions about a receipt, until told him I was going to stop payment on our check (that did the trick). Joy. At this point, we do intend to document all the non-code work and file a complaint with the contracting board. So our plan is this: in the medium term, find a new contractor, remove the stupid soffit, fix the electrical and duct tape and whatever. Either order a new 16" cover or move the hood again, a few inches up. With work and travel demands, that probably gets postponed to late February. For now, we're having a basic 6" sheet metal piece fabricated that will fit in the current gap....See MoreGC asking us to pull electric+plumbing permits
Comments (50)One other reason I'd recommend a homeowner not pull the permits for electrical, plumbing, etc, on behalf of a sub or a GC. "Open permits". The following mayor may not apply. And yes, the points can be parsed to death. And no, the AHJ may not choose to use their leverage to help out a homeowner. I'm just telling a story. Let's say for whatever reason, the job fell apart. In my area, if the homeowner pulled the permit and the job languished and for whatever reason the job was never fully signed off and the permit was never closed by the AHJ, the homeowner is on the hook for getting the work complete, the final inspections done, and closing the permit. If an electrician pulled the permit and the job fell apart and the permit was never closed and the permit remained open for an extraordinary length of time, the town has the leverage to not issue any more permits in the electrician's name until the languishing permit was closed. That gives the electrician incentive to get the work done, get the permit closed, and to move on. No, it's not binding. Yes, there are ways around it. As there are with everything. But it's a small way for the AHJ, if they choose to do so, to act on behalf of a homeowner if things go awry. Some people use "open permits" as a way of vetting subcontractors. They'll call the building office and ask if Joe Blow has any permits that have been open longer than X months. If someone has a string of them, it may be prudent to ask them why prior to hiring them. Again, it's not true protection. It's just another thing to have in your hip pocket. Just in case....See Moredianalo
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