The Kitchen Contracting Process: The General Contractor or GC
Contracting a project like a kitchen renovation is a complex task. Usually a General Contractor or GC is hired or you, as homeowner, serve as your own GC. Either way the task is the same: To plan, coordinate, hire and oversee the work of many different specialists and to ensure that they finish on schedule and that materials are available when they need them. To achieve this the GC needs considerable experience and resources including access to reliable sub-contractors, materials suppliers and the clout to keep them in line.
The contracting process starts with your design. You and the GC sit down and break the task down into areas of responsibility and start a schedule and budget. In some cases the GC may handle every aspect of the job, conferring with you along the way. In other cases you will take on certain tasks like choosing and buying appliances and cabinetry. You may have sub-contractors you’ve worked with in the past that you want to bring in. If this is the case respect the judgment of your GC before pushing for them to work with someone they have no experience with. Generally the GC will get sub-contractor’s quotes, assemble them and mark-up the overall job for their time, overhead and profit, presenting you with a complete package.
These planning sessions should result in a comprehensive quote for the project and a schedule of construction. The quote may involve a number of quotes from sub-contractors (subs), materials suppliers and others involved in the process like designers or waste haulers. Once you’ve agreed on a price, terms and schedule, construction can begin. The GC will be on the job some of the time and may perform some tasks themselves. Often they have a construction company and handle all of the demolition, carpentry and drywall work while subbing out more specialized areas that require licensing.
Serving as Your Own General Contractor
You have two choices when it comes to General Contracting. You can do it yourself or your can hire a general contractor. The main reason for doing it yourself usually comes down to money. The GC gets paid well for their work, sometimes a percentage of the job and if things are tight their fees often make tempting targets for cost-cutting. The problem is that unless you are extremely experienced in all aspects of construction, are available around the clock and have extensive resources, you’re probably not going to save anything. Your inexperience will cause delays, you’ll pay too much for everything from labor to materials and you won’t have enough pull with the subs when problems arise.
If you are experienced and have the time, carefully consider the value of your time before choosing to act as GC. Is your time more valuable doing the work you normally do? It doesn’t make sense to walk away from the work you do best to take on a project you’re only slightly familiar with. You should also consider the value of maintaining an arms-length relationship with the workers involved. You have more power when you’re paying the bills than when you’re in the trenches sharing the dust and dirt.
If you do decide to do it then start educating yourself now. There are numerous books on contracting. Get them and read them. Start interviewing and seeking out qualified sub-contractors. Be sure to check their schedules as they may be booked for months ahead and scheduling them is a major part of contracting. Decide now what you will do yourself and what you will hire out. Set aside a lot of time for planning, phone calls, trips to suppliers and dealing with subs. It is a lot of hard work.
Choosing a General Contractor
If you decide to hire a General Contractor, start by asking suppliers, friends, your designer and others for recommendations. Look for someone who has extensive experience with kitchens and who is not dedicated to always doing them a certain way. One of the biggest challenges in finding a GC is getting one who understands and follows your vision. Often they have built many similar kitchens and are only comfortable doing what they know. Be especially aware of an arrogant or inflexible attitude at this stage as it will mean problems later.
Once you have a list, meet with each one and ask them for names of previous clients, what their schedule and availability is and how they go about the process. Don’t get into plans or budgets now because you’ll lose some leverage in the negotiating process later. Call every reference they have and talk to the homeowners they have worked with. Ask about problems and resolutions along with their overall experience. Other homeowners may let you see the work. Look at the job critically for fit, finish and attention to detail as well as the design problems they faced. If a job is very different than your own, look further.
Ask for professional and financial references and proof of insurance coverage for both injury and liability and check everything. If they use a materials supplier like a lumberyard as a reference, call and ask about their creditworthiness. It may seem nosy but you don’t want them to have problems getting your materials because they have unpaid bills. Don’t skip these steps, you’ll be entrusting this person or company with large sums of money and the security of your home for weeks and/or months.
Quoting a kitchen project is a complex task. Once you’ve narrowed down your search to 2-3 choices, you have to decide whether you’re willing to pay for quotes. In some cases it may be worth your while because you might get a more complete and accurate job from someone who knows they are putting a lot of work into a project they might not get. Once you have quotes, consider more than price in making your decision. How do you feel about working with this person? The two of you must share a vision for a long project and be able to resolve the inevitable problems and conflicts that will come. Do you share the same concerns and does the GC offer insight into the design problems you’ve been working with? Will they get the project started and finished on schedule? These things may require you to trust instinct more than facts but if you’ve done your homework you’ll have a good idea who you want to work with by this point.
Price is important but not everything. A very low quote may mean that the GC is either inexperienced or plans on hiking his costs after you’re deep into the project. A very high quote might mean they’ve taken measure of your resources and decided you could afford to pay more. Getting three quotes, while labor intensive and potentially costly, will immediately tell you if one or more candidates are out of the ball park. All other things considered look for quality and reliability over price as criteria for choosing a general contractor. It is a good idea to let the contractors know you are getting multiple quotes.
Permits and Regulations
You’ll need a number of permits and inspections during the building process. Your GC should arrange for these. As a precaution we recommend you call your local building inspector and ask what permits are required and make sure your GC gets them. Avoiding permits is very risky because many local authorities are empowered to make you tear out any unauthorized construction. These permits are there to ensure that the work you have done is safe, especially work that is hidden like electrical and plumbing work.
