We want to remove a false gable on our roof, build a portico on the front (none now), and put a real roof over a patio/workshop area. What we have now is a long ranch home with a standard peaked roof - nothing interesting, with an ugly false gable. On the back, the previous owner added a patio and workshop, but covered the roof with corrugated material. It leaks and is hot and noisy.
I'm not sure where to start with this. I need a design for the portico and need to know structurally if the patio/workshop can support a real roof. I'd like to do finish work myself, but would hire the structural stuff out as well as putting new shingles on. Can a general contractor do the design and the structural or should I get an architect (yes, I can see the dollars ticking away) or is there a better way?
I like simple lines and it is a simple house, so could a general do it all?
It doesn't sound like you are proposing anything out of the ordinary. Local building code should cover what you want without the need for an architect. Any decent GC should be able to handle it.
Rick Marinelli, P.E.
Don't start vast projects with half-vast knowledge.
Hey Monica, A good option to an "Architect" would be a Building Designs Professional. I would start at www.aibd.org and click where it says to find somebody in your area. If you're looking for a qualified contactor I would recommend contacting NARI at www.nari.org . But do your homework on anybody you might be considering. Best wishes on your remodeling project!
Jerry Karlo, Home Design Extraordinaire http://www.korel.com http://home-web-directory.com
Thanks Frodo. I'm a CPA by trade and have clients that do every trade you mentioned (except, of course an architect), so I'm pretty familiar with the process and the pitfalls. What could I expect to pay for an architect or as Jerry suggested, a building design professional?
OK, so since I'm a General Contractor maybe this is hitting a sore spot, but it sounds like you have the potential to take a fairly simple project and price it way beyond reality in order to nursemaid a potential bad contractor.
Far better to spend a little time up front and get a reputable contractor who does this kind of work and has references. Never enter into the project with the attitude of assuming that the contractor is going to screw you. If that's the case, don't use that contractor and move on to another that you feel comfortable with.
Speaking for my company: We take a deposit as contract signing (usually 3% of estimate cost) and then an additional 17% at actual start of constrution. Once a contract is signed, we are commiting our resources to your project and immediately start spending money (permits, mtls purchases and labor). In addition, once a contract is signed and scheduled, there will be other projects out there that we may now turn away. A deposit is a reasonable cost of doing business and the only way we operate for meduim to larger projects. Small projects that may only take a week or so are still done on a 100% upon completion payment schedule. Once we make our proposal, I can't recall any clients who have balked at making a deposit payment. If a potential client insisted on no payment until the entire project was finished, we'd simply walk away and let them deal with another contractor. In fact, I'll go so far to say that if you do find a contractor that is willing to delay all payment until the end of the project that you should take this as a warning sign - At best, they will be inexperienced and at worst could be a poor or dishonest business person.
Adding an Architect can be a good thing. I love working on an architect supported project - mostly because it tells me that my client is willing and able to spend additional money beyond what is needed for just materials and labor. Plus, having another professional on the team just makes my job easier. However, there are many times when an architect is not needed and will add an extra fee to an otherwise simple project. Professional fees vary, but 14% of project cost is the most common one that I've seen. If you have that money and don't mind spending it then fine, but a decent design/build contractor could probably fill your needs without the extra fees.
Ask around of your friends and neighbors - somebody has had some contracting done. While some will have horror stories about bad contractors, more will know of a company the did the job they were hired to do in a professional fashion. Start from there.
Thanks Jaybee - as a small business owner, I would fully expect to pay a deposit and would never hire someone based on a low bid. I can check the registrar of contractors, and can check reputations with my contractor clients.
About 15 years ago I bid out 150' of block wall. I got 3 bids. The low bidder had a bad record with the ROC, so I went with the next bidder, which had a clean record and good references. The very next week there was an article in the newspaper about 50 homes where the low bidding contractor had taken down fences, leaving exposed pools, never to return to the job. And of course, taking the money!
I think both sides need to use caution in contracting or any other contract. I can't believe the people I do tax returns for sometimes. They get a big refund and I still have to hound them to pay! I graciously allow them to pay when the get their refund - you'd think they'd be grateful!
I think I will chat with the general before doing anything further and see where we need to go. I just wanted to be prepared for the conversation. Monica
