Five Options is Better Than Two: Subcontractors & Political Leaders

Subcontractor involvement on my projects is critical.  I'm referring to the skilled tradespeople, experts in their fields, that come on board to complete a specific scope of work that could take hours, days, or weeks.  These folks are vital to what I do and how I do it and I'm mindful of their significance.  Because of this, I take the process of including them extremely seriously. 

This is how it works for me:  I make phone calls to invite the contractors to visit me on site to review the project in person.  When necessary I provide drawings and written specifications.  When we meet, we each ask questions, and I typically receive a written quote in the form of a standard proposal immediately or within days of this meeting.  These meetings are informative for both parties, but I'm keenly aware that I consistently learn a lot as I listen.  These interactions ultimately help me do my job as the General Contractor.  For the most part, I've grown to really enjoy these meetings and they're worth all the time and effort they require.  I'm happy when I can get one quote and thankful when I get three qualified numbers.  More than that is ideal and five proposals really does the job of establishing an accurate value for the work I need done. 

It would be frustrating for me to have five known contractors, with some restrictions that limited the process for evaluating them.  If for some reason, I could only have my face to face meetings with just two of the people, that would make my job unnecessarily difficult.  For example, if these chosen two were free to tell me whatever they wanted during the meeting, provide me with printed information, make something of a sales pitch, and talk or text questions.  At the same time, the other three contractors in this fictitious scenario would be limited to sending me a single email proposal for my review.  That's it.  Not an apples-to-apples opportunity for all the contractors, but from that system, I'd have to make my choice.  That'd be messed up and would make my project more difficult to complete and likely more expensive.  In addition, I suspect it'd negatively impact my schedule and that would cost money as well. 

Darrell Castle

Now, to bring in our current Presidential Election.  There are five candidates;  Darrell Castle, Clinton, Gary Johnson, Jill Stein, and Trump.  The media is talking about Trump and Clinton everyday, all the time.  The good, bad, and ugly all day.  The obvious truth is, I'd love to be able to get to know all the candidates comparatively to how it happens when I'm working as a GC... with some sort of equality.  As a citizen, and further more as an American, I want as much information as I can get before I make an important decision.  I want to know about all the candidates.  Equal, objective reporting would be helpful for me and in my opinion it'd be best for the country. 

Jill Stein

After the Watergate scandal in the 1970's, the media began to be more cognizant of their role in our nation.  I won't go so far as to describe them as an addition to the tripartite established by the framers of the constitution, but they can serve as a substantial check to balance things out for the greater good.  I won't blame the media for the degradation that we've witnessed in our current Presidential Election, but I believe that our country would have been better served if they covered each candidate equally, shooting for something closer to 20% coverage across the board. 

Gary Johnson

When a home renovator is interviewing subcontractors,  two or three quotes is good, four is better, and five is awesome.  Five Presidential Candidates is equally ideal, but we need an opportunity to get to know them in news features, nationally televised forums or debates, and through interviews of the candidates as well as their supporters.  Maybe the same two would have risen to the top, but I believe we'd all have been better off if we'd had that chance to figure it out ourselves in lieu of having that decided by television producers.  

Dessie: Patience & Work Ethic

I’m writing about my grandparents this month.  (Please consider reading Grandpa and My Mere Mere)

Besides having the great name of Dessie, my Dad’s mom was a super cool lady, especially with her grandchildren.  I remember her, me, and my younger brother being out in the yard after a serious downpour, one that created a big puddle in her yard.  Tyler was tip-toeing next to the water, like a tight rope walker, staying dry until I gave him a little bump; just enough to send him face first into the deep puddle.  He was mad, but Grandma was total calmness.  She wasn’t happy either.  Not at all.  But she just gave me a look, one that said it all.  Then she took care of my soaked brother.

My grandma got excited, but only at the right times.  Like when she was happy or having fun or schooling me in a game of Racco.  She was a rock when she needed to be; like with my Aunt Velma who had Down’s Syndrome and spent a lot of her later years living with my grandparents.  My Aunt Velma was sweet and fun, but she also needed extra attention and my grandma was so great to/with her.  I need more of that.  When my plumber has an avoidable leak, or a mason has to rebuild a wall or chimney that’s not plumb, or one of my subcontractors blows me off for another client, I need to remember my grandma.  I need to keep calm and have patience.

The Early Birds; folded, bagged, and
stacked on the table.  Good times!  

But equally important is how my Grandma helped to instill a valuable attitude about work into her grandchildren.  As retirees, my grandparents had two newspaper routes that they did together.  They got the bundles of papers on Mondays and delivered them to farmers and rural families on Tuesdays.  We’d fold the newspapers with them every Monday after school.  Not some Monday’s.  Each and every Monday.  Was it work?  You bet it was.  But was it fun at Grandma’s while we worked?  Oh yeah.  She enjoyed and needed our help, but there were no rules on the snacks.  I mean, it was like Willie Wonka’s Chocolate Factory over there; M&M’s, Hershey Bars, Coke’s, ice cream bars, etc.; lots of things that could distract you from the job of folding the newspapers and stuffing them in one of the round laundry baskets.  But here was the lesson that got drilled into us over the weeks, months, and years:  the harder we worked the more we got paid.  The rule was:  A penny a paper.  This was how it was forever, until Grandma passed away. 

Remember how my grandma took it easy on me when I pushed my brother into that puddle.  Well, when it came to paying up for folding newspapers, she was all business.  No breaks.  An important lesson.  Tears, begging, the boo-boo face… nothing mattered.  She stuck to the rule.  Always.  If I dawdled around and only folded one bundle, then I got two quarters and that was it.  If I got at it and knocked out six bundles, then I got my three bucks.  And there was no bonus money or tips for folding those massive papers with all the Christmas advertisements in December.  She may have indulged us with the sweets and gifts, but when it came to paying us for folding the newspapers, she was strict, firm, and unyielding.  She was teaching us something we needed.



Miss you Grandma...



As I've mentioned before, I played sports in high school and took a lot away from those experiences about work and perseverance, but early on folding those papers was tough and my grandma taught me how to push through tired times when I wanted to stop.  Some may wonder if I've ever wanted to quit in the middle of one of my Pig's Ear projects.  I haven't.  Not once.  Honestly, that has never crossed my mind.  Other people have encouraged me to walk away before a closing or figure out a way to get out of finishing, but I’ve kept on and made it through each one.  And to be fair that’s not all about my grandmother's influence, I just really love what I do and leaving my project unfinished would mean... missing out on a whole lot of fun.

Jump to Pere Pere:  Our Jack of all Trades

Don't Beg For Quotes

Most of those who read this post will be familiar with the song by the Temptations titled Ain't Too Proud to Beg.  Well when it comes to gathering estimates for your project, I'll encourage you to think of this song and then ignore it's message.  But this advice is not about pride it's about common sense.  Don't beg for quotes.

I've written more than once that it's important to work hard to get multiple price estimates whether you're trying to sign someone up to re-roof your house, install wood floors in the living room, or agree to take down a big tree in the yard.  Three prices is good, four is better, and five different quotes is ideal.

This is an example of how you get the value of work:  if you get five apples-to-apples prices for something that'll cost three grand, there's a good possibility you'll get estimates like $2500, $2900, $3000, $3100, and maybe $3500.  Assuming you don't know how much this work should cost, you will after you look at the five different prices since $3,000 is the average.

Now, this gets me to today's point.  I'm telling you to work really hard to get multiple estimates, but don't go too far for a proposal and into the area where it feels like you're begging.  Simply put, you don't want to enter into an agreement with someone that sets you up into that circumstance.  Furthermore, if you have to ask them for their number a second time, take this as a red flag and don't forget it.  If they can handle your business, they'll be able to deliver on the task of working up a written price estimate.  It stands to reason that if you have to do anything that feels like begging them for the quote then you'll likely have to do some similar pleading when it's their turn to work or finish their part as required.     

Also, if a business person says they'll get you a price by "tomorrow morning," then they better have it for you by the next day before noon.  However, it's another warning signal when someone promises to provide your written estimate and are late.

If you find yourself working a little too hard just to get a price, that's okay.  Don't hang up the phone or slam the door.  Just acknowledge what you're doing and get the estimate you've been after.  Thank the person for their time, but use someone that quoted you in a timely, professional way.  These may be tradespeople more accustomed to using their hands and tools than office equipment or computers, but providing written estimates is part of the job too and you should accept nothing less than basic courtesy and professionalism.

See Push Hard to Get Quotes (July 9, 2012)

Some Like it Hot, Some Like it Cold

Heating, Ventilation, and Air Conditioning (HVAC) rough-in follows the electrical R/I on my projects.  For me, the rough-in for the heating and air usually comes down to unlocking the door and getting out of the way.

On one hand, I'd like to tell you this is just luck.  However there's a little more to it than being fortunate.  In Push Hard to Get Quotes I described how important it is to get multiple estimates. The HVAC part of the job is a good example of where this time and due diligence will pay dividends.  When I talk to the HVAC contractors who visit my houses before they give me a quote, I really make an effort to pay attention, ask questions, and listen closely (and maybe scratch down some notes).  These walk-thrus are interviews and I'm always mindful of the big question:  "Can this contractor do this job for me?"  It's not solely about price.  I have to bring someone in who's qualified, experienced, licenced, insured, organized, and well-managed.  More simply put, I need someone who can deliver, perform, and stand behind their work over time.  Heating and air conditioning R/I day is not the time to figure this out.

Finally, I should mention that as the owner/general contractor on my projects I am expected to have a place prepared for the HVAC crew to set their units and it's my job to make sure these areas are accessible, ready, and all theirs when they arrive.  For the most part, they'll have first dibs on the space under the house or in the attic to set their equipment and to run their trunk lines and duct work.  In addition, they may have some cavities/chases designated just for them or may work some ducts through the floor joists.  However, I may also need to have a platform built for them beforehand, but when this is needed it's discussed and understood ahead of time.  Either I build what's needed myself or I have the framing crew do it.

So, if you do your part, HVAC rough-in will be pretty effortless (for you) because you won't have to do much other than standing clear and being ready to write a check after the crew passes the R/I inspection.

Jump to Step 20 - Soil Treatment for Pest Control

See Step 17 - Bring in the Reincarnation of Einstein (Plumbing Rough-In)

See Step 19 - Pulling Wire:  Electrical Rough-In

Pulling Wire: Electrical Rough-In

Before insulation and drywall, the rough-in needs to be complete.  As I mentioned in my description of Step 17 (Bring in the Reincarnation of Einstein), I prefer to stagger the crews roughing things in with the plumber leading the way.  However, if the home is large enough or you have a super-tight schedule, all three trades (plumb., elec., HVAC) could be working inside the house together at the same time, and rough-in can be knocked out in a week (if not a few days).

The way I manage the plumbing and electrical scopes are similar in that I supply the fixtures for both trades.  However, the electrical part of the renovation is a little different than the plumbing because of the "see and touch" guideline.  With plumbing, I buy and hand over everything that people will lay their eyes and hands on, but this rule of thumb doesn't hold true with the electrical scope of work since they supply quite a few things that are part of the finishing/trim-out phase.  The switches, receptacles, and wall plates are an example since they're all part of the electrician's quoted scope.  If I want something special like a dimmer switch, I'll supply that with all the light fixtures, ceiling fans, dishwasher, built-in microwave, smoke detectors, water heater, etc.  They also supply the breaker box and circuit breakers as well as the meter can/box, HVAC disconnect/shut-off, and weather proof receptacle covers on the outside.  I don't have anything to do with any of the electrician's wire either.  They know what they need, where to get it for the best price, and they furnish and install all of that as well. 

As I just mentioned, I supply the fixtures the same as with the plumbing and just like I need to have the shower valves on site before the plumber starts, there are a few items I have ready for the electricians on their first day of R/I.  Number one, they're going to need any recessed can lights.  Secondly, the wire pullers are also going to need the ventilation fans for the bathrooms.  The third thing I have ready for them on day one is the door bell.  In some circumstances these things can be installed with other things at the finish stage, but it's so much easier to do it when the walls are open and this also makes it easier to make sure things end up where I really want them. 

If there's anything special as part of home entertainment, a computer network, or a security system this is the time to discuss and/or coordinate the details with the electrician.  I typically don't get too elaborate in these areas and what I do for TV, telephone, and Internet are most often considered standard.  However, like the dimmer switch, if it's special or unusual, I'll be prepared to provide it and maybe pay the contractor a little extra for doing something they don't do on every job.  In addition, they're required by code to install the smoke detectors throughout, but if I wanted something extra like carbon monoxide detectors, in our part of the country it's not required by code and could cost a little more to have done (but probably not).

Copper is expensive so all the wire is not cheap, but still, I don't pay the electrician until their R/I is completed and OK'd by the local building official.  This way, if something has been overlooked, the electrician is motivated to get back quickly for the required corrections.  I can pay them before the inspection and any licenced electrician I hire will come back to make things right.  However, we're all busy and the electrical contractor will figure out how to get back a lot faster (and with less phone calls, e-mails, or texts) if they aren't getting paid until the inspector has signed off on their part.

See Inspections

Bring in the Reincarnation of Einstein

“If I had my life to live over again, I'd be a plumber.”

Albert Einstein

When the framing is complete, I bring in the plumber.  The electrician or the heating and air team may want to do their rough-in work first, but in my view the plumber needs the green light before those other two trades. It's easier for the electrician to weave his wires around the plumbing and a good HVAC contractor can set up his system after the other two are long gone.  Like I've said before, what I'm describing is how I do it and a routine that I've grown into over dozens of projects (commercial and residential) and renovations as well as new construction.  It's not the way, it's just what I do.

Now, I always supply my plumbing contractor with the things people will see and touch when the project is complete; faucets, sinks, shower units, etc. ...those are all chosen, grabbed up, and paid for by me.  Understand that I don't buy the supply lines, PVC pipes, connections, or fittings.  They take care of what goes inside the walls, under the cabinetry, beneath the floors, and up in the attic while I provide the fixtures everyone will see when the tradespeople have moved on to the next job.

After Step 16,  I am responsible for a few key things as part of the plumbing rough-in.  For one, I make sure the tub/shower units I've purchased are in the house before the plumbing crew starts.  Along with that I also have the shower or tub valves ready.  Water heaters, kitchen faucets, commodes... the plumber doesn't need any of these things until trim-out (after the painting, cabinets, and counters - See How I Do It), but he needs the built-in bathroom units and the valves right away, so if you do it like me (and supply them), have all this material ready on the plumbing crew's first day.  After this, all I do for the plumber is make sure the house is unlocked and try to stay out of the way until he passes his rough-in inspection.

I don't want to make this sound harder than it really is.  Furthermore, this is not textbook information.  Like a good chunk of what I get into on BSAPE, I figured some of this out over time working for other people and parts were learned the hard way...like having the plumber calling me at seven in the morning saying, "Dude...where'd you hide the shower valves?  I thought you were providing them."  The handles that you turn to start the water in the shower are part of what I know I have to buy, but it comes in the same box with the rough-in materials (that aren't seen because they're behind the tub walls and between the studs).  I'd like to tell you this is a one-time oversight (forgetting to have the valves on hand right away), but I've done this on a few jobs and had to scramble so the plumber could stay on track.

There are a few reasons I do it this way, but basically it's just works out better and is more efficient for me to buy the units myself.  For example, I don't want to leave buying the toilet up to the plumber and then come into the bathroom at the end of the project and find some dinky little thing that looks cheap and wrong for my house. Also, I don't want to see some funky, Lady Gaga type fixtures either.  Maybe the plumber would mean well in his selections, but he doesn't know what look I'm after.  Besides, his time would be better spent focusing on the craft he's licensed for.  

And to take this method-behind-the-madness a little further, how would I expect my plumbing contractor to estimate how much the fixtures will cost if he doesn't know exactly what I want when he's quoting my job? I'll tell you what he's going to do.  He'll do what I'd do if I was him.  He'll error on the side of caution and price up the higher end options so he's covered.  If there's a $200 faucet, a $150 unit, and one for $99, he'd have to assume I might expect the $200 one.  In the end, maybe I'd choose the one in the middle and maybe he gives me a $50 credit on my final bill, but I doubt it.   If this same guesswork goes into all the plumbing needed to trim out, I could find myself wasting a lot of money because I had them buy my plumbing finishes for me.  I'd rather do it myself and in most cases, the plumber feels the same way.

Now I get that I can hand the plumber a spec sheet and he can fill it at his supply house, but without going into the mind-numbing details, I'll tell you how that goes in a nutshell:  I end up spending more time and money and I don't get exactly what I want.  That's why I don't bother with a plumbing list of specified items and I do it the way I'm saying.   It's more practical, it's easier, my money goes a lot further, and we're all good. 

Jump to Step 17 - Bring the Reincarnation of Einstein