Kitchen remodel--One stop shop or general contractor?
2 years ago
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Kitchen designer, general contractor, or both?
Comments (6)Oh...boy!. First time here and can I ever tell you about kitchen designers and contractors! I just finished my kitchen. Initially, the KD company had a contractor who works for them if a client needs it but apparently this guy didn't want my little 30K job because it was "too small". I had to hire my own contractors for electrical, demo of the old kitchen, and plumbing. (I later found out that these contractors, whom I know from another job, also install kitchens but at the time, I didn't bother to ask....) Anyhow, the KD mis-measured and a switch was half hidden behind a cabinet. He arrives to check it out while my contractors are here. They discuss it and it is agreed that the switch rather than the cabinet will have to be moved. Since my contractors are on the premises they may as well move it...ah yah, right! It cost me an extra $300 to move the switch because it wasn't easy as it was attached to a support beam. I paid the contractors and then deducted this amount as a back charge from the final payment owed to the KD company. Then, the KD threatens to take me to small claims court because he says why should his firm pay when they could have chosen their own contractor! Say what? Their contractor didn't want my measly job. This was their mistake. They never told me to wait or found a solution for over a month and they waited until the final payment was due to tell me this, even though I warned them repeatedly... Turns out the KD is mad at my contractors because they insulted his "plumbing knowledge" at some point. Now, I'm being forced to pay for a job the KD screwed up and let me tell you, there are numerous other measurement issues that have occurred as well...like brackets that are too big for a peninsula and a food processor that doesn't fit anywhere, despite the KD measuring it to fit! So, friends...the moral of this story is....If you have found a contractor who has experience installing a kitchen, don't rule them out just because they aren't bona fide KDs! I did and look where it landed me! (The latest is the KD is now trying to make me pay for 4 wooden counter support brackets that are apparently $100 each -- replacements for others that didn't match the kitchen hardware...presumably the KD's way of winning this round!) How many ways can you spell RI-DON-CULOUS!...See MoreHUGE general contractor overrun...educate the rest of us
Comments (44)My advice, based on experience as a homeowner: When comparing bids, be sure you're comparing apples to apples. Looking back now, we chose our GC for other factors in addition to price, but he definitely low-balled his original bid to look more appealing. A common tactic, but one that's often not realized by consumers until after the fact. (We did go into this project knowing this, but I believe it's worth repeating here. Again.) Meangoose summed up my feelings precisely: "I think homeowners get kind of a raw deal in these discussions sometimes. If they watch the workers like a hawk, questioning the productivity and methodology of the workers, they're being unfair and unrealistic. When they get out of the way and assume that the GC has things under control (seeing that is what the additional 25% or whatever is supposed to be for) then they're not being active consumers." "I GC'd my own reno, mostly because of these types of discussions on GW. I just couldn't understand why I'd pay a GC a premium when I'd still have to manage everything anyways and educate myself on every task well enough to direct it if not do it myself." I work from home, and my GC doesn't realize how much money I SAVED (and I will emphasize again: SAVED) him by pointing out to his subs along the way when they were doing things wrong, like installing the wrong type of electrical switches, or stopping a caulking project because they were doing such a messy job on my brand new cabinets with 1/8 gaps in the trim, that I'd rather do it myself. I can give example after example... crooked backsplash, trim that didn't match... and so on. I checked on the work periodically throughout the day while the subs could fix legitimate errors on their parts while they were here--and the errors were fixable. Had I worked outside the house, and come home each evening to the errors that were made during the day, they would have been more costly to my GC to fix. Admittedly, I'm writing this with some bitterness, facing a 10% change order increase when we had written into our contract that all change orders needed to be in writing (and we had only received written notice of change orders for less than 5%). Not the end of the world, but this is my second experience with a GC, both were researched and recommended. And it's my last experience. I'm done being duped. I managed the day-to-day of this project, not my GC. I acknowledged and paid for each time I cost him more money; but I should have kept notes along the way of when I saved him money. So, my main piece of advice: If you work outside the home and cannot be there, in person, when work is being done in your home, you must thoroughly, completely trust your GC and each one of his/her subs. Or, you must be flexible and accept subpar work along the way because it is up in the air who pays for things to be done right. This post was edited by peony4 on Thu, Oct 3, 13 at 21:25...See MoreKitchen remodel - General Contractor charges
Comments (20)@Jaybar, from my 3 powder room estimates - the GC's percentage was of the entire project. They ranged from $40K to $67K plus TDB charges which aren't broken out or estimated yet. So I would pay the GC at least $6.6K (16.5%) for the $40K estimate and the $67K estimated wanted 20% ($13.4K). The kitchen estimates were 10% and 15%. I only got 2 quotes. You definitely want to look at line items. In my $40K powder room quote, some of the labor were obviously high. Demo was high but livable; plumbing was $1800 for the shower drain; and tiling for 96SF was $3,360 @$35/SF (this was high to me but I can swallow it if I really want the GC - my kitchen tiling was $8.75/SF and that was at top of market). He probably wanted more because it's a tiny powder room. What stopped me cold was the vanity in both estimates. I'm pushing the project off while I reassess the vanity choice. Bottomline, GCs will charge whatever they feel is appropriate for their business. Your job is to look at the details and total cost and decide what works for you. As an example, I paid $15K to repipe my house. The neighbor next door paid $5800 and the neighbor on next street paid $25K. Our houses are identical in size. We were all happy with our contractors. I wouldn't have traded my contractor for the lower cost that my next door neighbor paid even after the fact. I recommended my contractor to my neighbor and he didn't want to pay that price. He shopped until he got the price he wanted. My neighbor who paid $25K used her plumber and it was a single man job. For my $15K, my contractor had 8 people show up for the repiping, Xray specialist, 3 guys just for concrete and a 10 man crew who only did drywall. There were 3 days of construction. The $5800 job had 3 guys and spent 2 weeks. I saw the work and would have had reservation about the material they used inside the concrete slab....See MoreInterior designer before a general contractor to compare GC prices?
Comments (40)Dear Kim, I think you are a little ahead of yourself. Like the majority of people wanting new kitchens you are trying to get your new kitchen done. And Without being able to communicate what it is you really want and expect to Get AFTER your new kitchen is done. You are designing the kitchen but not Your Life You expect to be Living In It AFTER it’s done. “ I already have the kitchen layout chosen for the most part since a friend of mine who is a designer has the same layout and I'm probably going to go with a similar layout.” I believe a kitchen is a Home & Life Improvement Project, and NOT a get a new kitchen project to satisfy your urge for something new. Because you don’t like your existing kitchen, with the Hope of getting what you truly want and desire. This is a recipe for kitchen project failure almost everyone blindly follows. This is the Wrong approach and I believe the Wrong destination for you! What you truly want, if you think about it, is a new, different, better, easier life than the one you’re living now in your existing kitchen. That you know from your own experience doesn’t work for you. Because it’s Not Your Kitchen but the kitchen you inherited from the previous owner. That you had to Adapt to by putting your items where ever they fit and as long as you know where everything is you’ll make do. What makes you believe your new kitchen will be any different? What makes you believe you won’t Have To ADAPT to your new kitchen? If you want to get the new kitchen and new life you truly want and expect your new kitchen project to deliver, and not do any of the work yourself. I believe you will need to hire a designer and a GC. Your budget is going to dictate what you can actually get in design, product, and services. You can’t make a silk purse from a sow’s ear. Is your budget realistic? Fact: You are NEVER going to renovate this kitchen again for as long as you’re in this home. I believe that if you are going to take on a new kitchen project, Your Ultimate goal is Home & Life Improvement. And as dramatic an improvement in Home and Life, for your money, as possible. However, price shouldn’t be the Determining Factor. Why? Because you are NEVER going to renovate this kitchen AFTER it’s done. No Matter What Happens! You will be living with it, for better or worse, for as long as you own this home. Imagine, you’re in this home just 10 years from now. Will it matter then that you saved thousands of dollars, but have lived with disappointment and regret. That you didn’t get to live your new life you were hoping for, for the last 10 years? Or that you spent thousands more to get the new life and new kitchen you still love and enjoy living in every single day? Buyer Beware…Hiring anyone in the services industry is tough for everyone that has had to do this. Doctor, lawyer, plumber, electrician, GC, designer it doesn’t matter. Too many choices and it seems no easy way to tell service providers apart. You may want to hire a GC that does kitchens so you don’t have to find tradesman and do it yourself. That comes at a cost. You may want to hire a designer to create your kitchen design drawings for you so you can get bids and shop for your best price and value. This also comes at a cost. Which route is the best one for you to take? You can’t answer this question because you don’t have enough information. You are in the forest among the trees. So let’s see if we can get you above the trees to get you a 30,000 foot 360 degree view. So you can see clearly what is involved in what you are about to do. Every GC you talk to is a GC and every designer is a kitchen designer so far no help. We are all individuals and as individuals we are all uniquely different. We have different ways of doing the exact same things, we have different levels of perfect that need to be met. We all feel differently about what we do. And We all add different levels of value to the work we do. So although on the surface service providers are grouped together in your case GC, designer, every GC and every Designer is different and will produce dramatically different results at dramatically different costs. So How do you compare them to discover their differences and who’s best to work for you? You ask this simple question, “What do I get if I hire you that I won’t get from anyone else?” You care about What You Get not what they do. If you’re looking for a GC to do your entire new kitchen project chances are they design kitchens or are going to farm out your project to a kitchen designer anyway. To a designer you didn’t get to interview. These designers will design a kitchen (not your kitchen) that suits your budget. You’ll truly believe you’re designing your new kitchen too. Because you’ll get to make choices but you’re not. Because you’ll only get to see and choose from what they show you that fits within your budget. You’ll realize this is true, AFTER your new kitchen is done and you’ll blame yourself and regret that you didn’t do this project differently. NOW that you have the experience of HOW Not To do your new kitchen project. You don’t have the luxury of gaining experience this way. So what do you do? Think about your new kitchen project like a journey you’re going to take. To get you from where you are now, Your existing kitchen that doesn’t work for you. To the world’s perfect kitchen for you, that resolves all of your existing kitchen’s performance problems esthetically and functionally. And delivers that new, different, better, easier, more enjoyable life, that you don’t experience now in your existing kitchen. Where you want to be Living AFTER your new kitchen is done. How? 1. You start where you stand in your existing kitchen. Analyze it to discover what performance benefits exist that you’d like to keep and what performance problems it has that you need to resolve, fix, or eliminate. Now you are clear about what works well and what needs improvement in your kitchen’s performance of the 5 Basic Tasks (storage, preparation, cooking/baking, delivery (food & beverage), and clean up). Reproducing the benefits and resolving the problems gets you to the world’s perfect kitchen for you! And all of this space planning work should be done BEFORE interior elevations are ever done. Your goal is to create the world’s perfect plan that’s uniquely your own. Creating the Foundation your new kitchen will be built upon. How? 2. You create every possible appliance and cabinetry combination to create every possible new kitchen layout that provides a solution, to your unique kitchen design dilemmas discovered in step 1. Use the following link to see what I mean. https://www.kitchendesignco.com/layout-laboratory/ Analyze and Compare all of your new kitchen options you were able to come up with (there should be at least 5). If you need DIY kitchen layout help use the following link: https://www.kitchendesignco.com/diy-kitchen-layout-help/ Just like you did in step 1 so you are clear How each layout (plan) works day to day and when you entertain. After you’ve gone through all of them…do it again. Only this time by direct comparison and using the process of elimination you’ll get down to one plan. Your perfect new kitchen plan. How do you know for certain? You’ve seen and compared all other options leaving no doubt that you have your perfect plan. 3. Now that you have your perfect kitchen plan. Having your interior elevations and 3D perspective drawings done is easy. Actually you should be able to get an estimate on how much your kitchen will cost using your layout (plan) alone. However, if you have a complete set of kitchen interior design drawings done, like these (to see examples follow this link): https://www.kitchendesignco.com/kitchen-design-drawings/ Once you select your finishes you can get accurate pricing from EVERYONE on EVERYTHING you’ll need to complete your kitchen project and long BEFORE you build it. So you can discover definitely if your budget will get you the new kitchen, home and life improvement you truly want, and expect it to deliver. REMEMBER...You are NEVER going to redo this kitchen for as long as you'll own it. For better or for worse live with it and make do, or get what you truly want and expect. It’s your decision. Hope this has been helpful. Joe Brandao Kitchen Design Company...See MoreRelated Professionals
Camarillo Kitchen & Bathroom Remodelers · Eureka Kitchen & Bathroom Remodelers · Glendale Kitchen & Bathroom Remodelers · Rancho Cordova Kitchen & Bathroom Remodelers · Warren Kitchen & Bathroom Remodelers · Mount Vernon Interior Designers & Decorators · Makakilo General Contractors · Seguin General Contractors · Woodmere General Contractors · Alpine Kitchen & Bathroom Remodelers · Islip Kitchen & Bathroom Remodelers · Oceanside Kitchen & Bathroom Remodelers · Placerville Kitchen & Bathroom Remodelers · Saint Augustine Kitchen & Bathroom Remodelers · Black Forest Cabinets & Cabinetry- 2 years ago
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