I am just getting started on the design stage of a home I am going to largely build my self. However, I plan to sub out some of the work. My first need is to come up with a very reliable estimate of the costs. I'm going to price out the materials for the parts I am going to do my self and obtain estimates of labor and materials directly form the subs for those parts I won't.
My question is this: what is the best way to approach the subs and with what information and paperwork? I realistically won't break ground until Spring 08 so I can't really call what I'd be asking them for a "bid". That being said, I want them to treat it seriously rather than just giving me some low-ball number until I actually get the formal bid.
Any advise would be helpful. Thanks, Mischa
Tell them the truth , we don't like to be lied to anymore than you do! They will need either the page / pages pertaining to thier part of the job. Some , most , will need to see the site , a excavator giving a bid would need to either know the local area very well , or would need to see the site to give a honest bid on site work. Same as a general contractor , site conditions IE: steep lot , poor road access, congested conditions , distance to utilities , etc could/ would impact over all cost.
Be sure to tell each sub what materials / quality products you are spec,ing. So a apples to apples estimate can be given. In other word don't have one guy bid the job with plywood sheathing , clear cedar siding , wood window , and another give a price based on OBS sheathing , hardi brd siding, and vinyl windows. Like and kind , once you decide what you can afford. At least start every one out on the same page , you can add or subtract / exchange type specific products as you tweak the estimates.
Good answer PEG. I pre-site every job simply because what you see on paper doesn't always give you an accurate picture for excavating. I also make my Proposals good for 6 month's. Materials, fuel costs, requirements for septic systems, etc. can and do change and affect the costs for the work being performed. Last year the cost for installing a septic system was increased by $1000 just due to changes in the regulations. I guess the regulators needed to justify their existence on the public payroll. ::)
You are making me feel like Captain Dunsel right now. Remember him PEG?
Good answer, guys. See what happens when I sleep in a bit --someone else does all the work. :)
http://en.wikipedia.org/wiki/The_Ultimate_Computer In case you didn't remember.
Another thing to keep in mind is that while you are asking for your estimate and checking the contractor or sub out, he is also checking you out.
I would say that I decide that there is no way in the world I would work for this potential client for approximately 25% of the jobs I look at, based on my initial seat of the pants feeling about them. Unreasonable demands, unrealistic expectations or just a plain bad attitude will send me running the other way.
I will meet a customer halfway where possible but sometimes other contractors will underbid a job and I will not try to beat them. They know the value of their work.
The problem with that from the owners standpoint is that the ultra-low bid is usually by the guy who goes broke in the middle of the job or just plain walks off and leaves it.
One of the back-hoe artists here--nice guy, much in demand, usually cheaper than anyone else, does really good work--underbid a job for me so badly that there was no way he could do it--cost more to move his equipment than he was getting for the job.
So, he gave me a date, didn't show up. Six or eight months later called and said he'd be there because he had a job across the road. That was about four years ago.
Sigh.