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Old 12-26-2018, 05:01 PM   #1
Plain Lucky
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Default changing general contractors?

From a permitting standpoint, how difficult is it to change general contractors?

We are near the end of a residential remodel (kitchen and bath) and can't make it through to the end with our current general. I'll spare the details but will say it's best for both parties if we go our separate ways. I believe the only two subs that required permits are plumbing and electric. I feel like each of those subs would be willing to finish the small amounts they have left.

Thanks in advance.
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Old 12-26-2018, 05:05 PM   #2
BlackoutRam2500
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Shouldn't matter. Your trades, the plumber and electrician are the ones with licenses that pull the permits. Your biggest issue will be the contract you signed with the general and getting him to sign a lien release and making sure everyone who worked on your house for him signs a lien release as well.

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Old 12-26-2018, 05:08 PM   #3
Stan R
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Yep lien releases for all.
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Old 12-26-2018, 08:51 PM   #4
Plain Lucky
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Quote:
Originally Posted by BlackoutRam2500 View Post
Shouldn't matter. Your trades, the plumber and electrician are the ones with licenses that pull the permits. Your biggest issue will be the contract you signed with the general and getting him to sign a lien release and making sure everyone who worked on your house for him signs a lien release as well.

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Pretty sure heís as tired of me as I am of him so I think heíll be relieved to get rid of me. Iím confused on the lien comments though. Iím not aware of any liens filed. Does that just apply if we have a construction loan?
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Old 12-26-2018, 09:03 PM   #5
Plain Lucky
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Originally Posted by BlackoutRam2500 View Post
Shouldn't matter. Your trades, the plumber and electrician are the ones with licenses that pull the permits. Your biggest issue will be the contract you signed with the general and getting him to sign a lien release and making sure everyone who worked on your house for him signs a lien release as well.

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Pretty sure heís as tired of me as I am of him so I think heíll be relieved to get rid of me. Iím confused on the lien comments though. Iím not aware of any liens filed. Does that just apply if we have a construction loan?
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Old 12-26-2018, 09:10 PM   #6
curtintex
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Quote:
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Pretty sure heís as tired of me as I am of him so I think heíll be relieved to get rid of me. Iím confused on the lien comments though. Iím not aware of any liens filed. Does that just apply if we have a construction loan?
No. Anyone that has performed work on your property has lien rights on that property for non-payment in the event that your GC didn't pay them. They must follow very strict timelines for notices and actual filing of the lien, but you do need to get releases from all the subs as well as the GC.
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Old 12-26-2018, 09:13 PM   #7
BlackoutRam2500
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Pretty sure heís as tired of me as I am of him so I think heíll be relieved to get rid of me. Iím confused on the lien comments though. Iím not aware of any liens filed. Does that just apply if we have a construction loan?
No sir. It's a good CYA practice anytime you get a contractor or trades to do work more than $2,000 on your house. It says they got paid and they paid everyone else. You get that as a receipt in case they don't pay their guys and the workers decide to hold you accountable and file on your property.

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Old 12-26-2018, 09:23 PM   #8
Plain Lucky
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Ok thanks, gotcha.

I don’t think that will be a problem. He’s not a bad guy by any means and I feel certain he is square with his subs. Biggest problems have been timeline and failure to maintain a steady workflow. No complaints on quality of work or fairness so things could be much worse for sure.
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Old 12-26-2018, 09:31 PM   #9
BlackoutRam2500
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I hear ya. We are building a house and workflow has been an issue for us as well. Our area is busy and the weather has been bad. Result= 3 months behind schedule. Our electrician is about to walk the plank... He's very good but he's too busy and we're too far behind.

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Old 12-26-2018, 09:38 PM   #10
BertramBass
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Dang contractors. Lol If his quality of work is good, you might want to let him finish. Contractors/subcontractors are usually good at their trades but chitty business men. If they are good at both, they charge up the *****. The next guy will charge extra to "clean things up". Good workers are hard to find these days, and along with the weather, schedules get compromised. Just a thought...
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Old 12-26-2018, 11:17 PM   #11
El General
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The only way that dude is gonna be happy to be fired is if he has overbilled the **** out of you. My opinion is that if he is doing quality work, have patience.
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Old 12-27-2018, 06:31 AM   #12
friscopaint
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If it's timeline everybody is stretched, be glad he has subs that do show up. I'm kinda with others, a change at this point
Will likely take longer and be more expensive, couple that with you're being satisfied with the work. I would tell him to just get it done as soon as he can and back away, guarantee he's as frustrated, if not more, than you are.
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Old 12-27-2018, 07:33 AM   #13
Plain Lucky
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Thanks for the feedback.

The timeline issue isnít that everyone is so busy and stretched thin, itís him failing to stay on top of things and have the subs lined up in advance. He waits until he is ready for them and then calls them, and then tells me it will be two weeks or whatever until they can come. He made his living as a particular type of trade and has gotten into the GC work in the last couple years. He could handle his own trade but canít seem to stay on top of things to keep the job moving. He pretty well didnít do anything from July until November, despite telling me in August that we would be done by Halloween. (He started in April and told us the job should take 3 months.) We set a December 15 deadline on 11/1 and now thatís come and gone and he still has at least a month left at his pace. We have a contract on our old home and need to be moved into this house by the end of January and I really donít think he can get us there. Iím constantly blown away at how little is accomplished in a given day/week/month.
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Old 12-27-2018, 07:50 AM   #14
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I like this thread. It took them 9 months to build our home. My wife fired the sub painter. The GC brought in another one to clean up the mess and finish the job. In my area the RGV, Welfare is the problem. No one wants to work. The best painter came to work 2 1/2 days left early on Friday, 6 kids at home and the expecting a baby receiving $1100 of help. Shoot I wouldn't work either. Oh and the house still needs little odds and ends to be finished.
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Old 12-27-2018, 07:53 AM   #15
BlackoutRam2500
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What metro area are you close to?

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Old 12-27-2018, 07:59 AM   #16
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The Rio Grande Valley. 10 miles from the Texas Mexico border.
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Old 12-27-2018, 08:05 AM   #17
BlackoutRam2500
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Originally Posted by juanmcasasjr View Post
I like this thread. It took them 9 months to build our home. My wife fired the sub painter. The GC brought in another one to clean up the mess and finish the job. In my area the RGV, Welfare is the problem. No one wants to work. The best painter came to work 2 1/2 days left early on Friday, 6 kids at home and the expecting a baby receiving $1100 of help. Shoot I wouldn't work either. Oh and the house still needs little odds and ends to be finished.
We are on month 7 but my wife is the GC. She's experienced and has been doing a great job. It's been the weather and the size of our house that's kicked her butt. She says 6 more weeks and I want to believe it but there is a lot left to do and after hearing her on the phone with the electrician I think she's about to make a change.

If it were me in the OPs situation I would examine the value of making a change. I can't believe the contractor left him sitting for months with zero work happening even though he was already behind. That alone would necessitate a change but at the same time if the OP doesn't know anything about construction and his guy is honest, albeit sorry, its safer to stick with him.

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Old 12-27-2018, 08:08 AM   #18
crxshooter
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They started ours up here in Cedar Creek and I came up Thanksgiving from Pasadena to see how it was coming along. One worker was here that monday-wednesday. As he was packing up wednesday evening I ashed where's everybody. He looked at me like I was an alien and said "it's deer season".
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Old 12-27-2018, 08:37 AM   #19
db@100
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If you are still holding enough of his money, he will finish.
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Old 12-27-2018, 09:04 AM   #20
Plain Lucky
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Quote:
Originally Posted by BlackoutRam2500 View Post
We are on month 7 but my wife is the GC. She's experienced and has been doing a great job. It's been the weather and the size of our house that's kicked her butt. She says 6 more weeks and I want to believe it but there is a lot left to do and after hearing her on the phone with the electrician I think she's about to make a change.

If it were me in the OPs situation I would examine the value of making a change. I can't believe the contractor left him sitting for months with zero work happening even though he was already behind. That alone would necessitate a change but at the same time if the OP doesn't know anything about construction and his guy is honest, albeit sorry, its safer to stick with him.

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This may answer my biggest question. So if your wife is your GC, I guess the homeowner can be the GC? I'm very comfortable with doing that.
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Old 12-27-2018, 09:11 AM   #21
BlackoutRam2500
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I can't answer that question because I don't know where you are and what the guidelines are in your municipality. You can check with your city planning department and ask them.

We had a "builder of record" to satisfy the bank requirements because my wife hadn't built anything in 10 years.... but those jokers have been a huge waste of money.

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Old 12-28-2018, 09:18 AM   #22
Plain Lucky
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Thanks for the feedback. We are going to try to ride it out.

It baffles me how we have to put up with this from this profession simply due to the fact that its the norm.
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Old 12-28-2018, 09:57 AM   #23
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Plain Lucky, since you have stated he is not good at keeping schedules and scheduling maybe you can help him out in this area by emailing him and the subs daily to what needs to be completed and when it needs to be completed by. A lot of the Single Family contractors work out of their trucks and are probably handling more work load than they can and by simply sending him an email and copying the Subcontractors or sending them a group text will help you get your project completed.
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Old 12-28-2018, 12:38 PM   #24
kmitchl
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You are better off suffering through with the guy who started. You wonít find anyone who will take responsibility for his work.
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Old 12-28-2018, 03:51 PM   #25
El General
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Quote:
Originally Posted by Plain Lucky View Post
Thanks for the feedback. We are going to try to ride it out.

It baffles me how we have to put up with this from this profession simply due to the fact that its the norm.
There is basically no barrier to entry for home builders. It is a different skill set than running a single trade. It is not a huge surprise to me that a trade subcontractor turned home builder is having trouble scheduling.

I wouldn't say that it is the norm, but I always laugh when my friends tell me that they were promised that they would be in by 'x' date that is several months in the future when they build a home or get a remodel. I tell them they aren't gonna make that date and I have been right 100% of the time. Often, it is not the fault of the home builder, though it seems like it is in this case.
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