Here's my built, from ground up ...http://www.flickr.com/photos/8425801...7632935620057/
3 architecs later went from 46 to 16 pages of blue prints and no special inspections, have clear simple drawings done, yet make sure all details are there.
Things I've learned...
- Multiple bids are a must, pick ones that are realistic, compare materials to be used between them and make sure it's a reputable company.
- Deposits, well, the more you give the more they'll have you by the ..., their usual pressure tactic is slow work while expecting for you to keep on payment schedule while they fall behinde, how so?, do you get prepaid at work? I don't, why should they ?
Read contract carefully, do not fall for "general obligations", insurance it's a must.
- You're not their boss, you're a client, if you don't like their service then take your business someplace else, hence, deposit anchor should be non existant., pay as you go.,
were you told that "i'll come in with 3 of my guys and get it done in no time" then a 1 man crew shows up and expects 3 man salary while assuring you it will get done in allowed time window, laugh hard and refuse as you were tripple charged then.
- Dont run out of material, I bought my own and had it delivered, gives you greater range of choices, make sure wood is not warped or full of holes, sellers expect up to 15%worth of refused goods, don't be afraid to send crap back., I went with metal as there's termites around here, choose wisely., buy the good stuff and make sure you get bulk or contractors discount, no can? take your purchasing list some place else., yiou can have a independent 'estimator" come in and tell you how much material you'll need and build cost, then compare it to actual quoted work hours., it's money well spent.
- When picking tiles, make sure to ask if sample item has same finish as material or have they been manipulated to look that way., some tiles are not pre-finish and will need polishing and sealing. beware.
- Contractors must stick to time schedules and cost, they'll charge you for "change of orders" so make up your mind before building, if section is yet to be built then change "cost" should be minimum to none, "but is more material and labor", well you bought it and it don't take really longer to built. beware. unless you're asking to excavate for a pool or something like an extra room, 3 more feet of wall or an extra closet don't cost that much if anything at all.
- Make sure things are up to code prior to inspections, work stopage or safety citations will cost you., rescheduling contractors maight no be available nor have flexiable time windows., can't say it enough, UP TO CODE !
- Multiple crews at jobsite, it's unavoidable, yet, they don't always get alone., sabotaging or half doing their job for to make it harder for next guy down the line, as always, "it's the other guys fault", BS, dont take that., crooket items will result on crooked finish, just like a bodywork on a car, base layer dictates end result., shaby work? get ried of them, remember how deposits will ancher you to bad builder., demand that bad workmanship gets fixed prior to final payment, have next crew come in and point out issues from prior crew's work.
I could go on and on.
3 architecs later went from 46 to 16 pages of blue prints and no special inspections, have clear simple drawings done, yet make sure all details are there.
Things I've learned...
- Multiple bids are a must, pick ones that are realistic, compare materials to be used between them and make sure it's a reputable company.
- Deposits, well, the more you give the more they'll have you by the ..., their usual pressure tactic is slow work while expecting for you to keep on payment schedule while they fall behinde, how so?, do you get prepaid at work? I don't, why should they ?
Read contract carefully, do not fall for "general obligations", insurance it's a must.
- You're not their boss, you're a client, if you don't like their service then take your business someplace else, hence, deposit anchor should be non existant., pay as you go.,
were you told that "i'll come in with 3 of my guys and get it done in no time" then a 1 man crew shows up and expects 3 man salary while assuring you it will get done in allowed time window, laugh hard and refuse as you were tripple charged then.
- Dont run out of material, I bought my own and had it delivered, gives you greater range of choices, make sure wood is not warped or full of holes, sellers expect up to 15%worth of refused goods, don't be afraid to send crap back., I went with metal as there's termites around here, choose wisely., buy the good stuff and make sure you get bulk or contractors discount, no can? take your purchasing list some place else., yiou can have a independent 'estimator" come in and tell you how much material you'll need and build cost, then compare it to actual quoted work hours., it's money well spent.
- When picking tiles, make sure to ask if sample item has same finish as material or have they been manipulated to look that way., some tiles are not pre-finish and will need polishing and sealing. beware.
- Contractors must stick to time schedules and cost, they'll charge you for "change of orders" so make up your mind before building, if section is yet to be built then change "cost" should be minimum to none, "but is more material and labor", well you bought it and it don't take really longer to built. beware. unless you're asking to excavate for a pool or something like an extra room, 3 more feet of wall or an extra closet don't cost that much if anything at all.
- Make sure things are up to code prior to inspections, work stopage or safety citations will cost you., rescheduling contractors maight no be available nor have flexiable time windows., can't say it enough, UP TO CODE !
- Multiple crews at jobsite, it's unavoidable, yet, they don't always get alone., sabotaging or half doing their job for to make it harder for next guy down the line, as always, "it's the other guys fault", BS, dont take that., crooket items will result on crooked finish, just like a bodywork on a car, base layer dictates end result., shaby work? get ried of them, remember how deposits will ancher you to bad builder., demand that bad workmanship gets fixed prior to final payment, have next crew come in and point out issues from prior crew's work.
I could go on and on.
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