--- "ddj0195" wrote:
>
> Thank you everyone. We haven't officially hired him yet, and I kinda doubt we will after this. He came out today to see the bathroom, discuss our plans, take measurements. His company has a Certified General Contractor license, I verified it a few days ago. Seems the state only requires one employee to be licensed. This guy is not the one.
It's not at all uncommon, in fact it is common, to find only the owner with the license. My partner & I worked that way. Normally,
I would measure, draw plans, write the contract, but the
owner/partner signs the contract/bid. They may legally go over
10%, unless the bid is per spec. And they will have an unforeseen circumstance clause. This covers if they open a wall and see rotten wood/etc.
> Tomorrow morning I will contact the city building inspections office and find out about those "requirements". Some of the
logic of "why" that Bill mentioned, could make sense, sort of.
I'd still be ticked off having to "upgrade" anything that isn't directly a safety issue. I'm sort of starting to like the idea
of more light in the walk-in shower. hmmmmm
Remember, maybe a quiet, fan/light combo. BUT run it to separate switches. It may not COME set up for this, but is usually a
simple affair to alter. Or, a solar light well, or a solar tube?
Works on top floors only. And maybe involves a roofer. SOME have
a light kit option for light at night.
> We'll see what happens in the next week. I'm going to be getting a few more contractors to give me estimates on the same work plans. We'll see if they spot the same "code" problems. And I will always insist on proper permitting. My rule is, if any contractor suggests not applying for the permit, there is a major problem and we move on to another contractor. I'll let you know how this plays out in a week or so.
> DJ
Ask each, pointedly, when they are done with the written bid,
what the bid/contract may not cover that may be required.
See if they mention unforeseen circumstance/ or words that say the same thing. "So, except for that, we won't exceed this figure?"
And if we do, we'll have a written note, appending the contract, within 24 hrs or so, after a verbal agreement? Or... just how
is that done?"
Your city permit office will probably have a 1 pg brochure on
how to select a contractor. And a 1 pg on bathrooms, and elec.
If walls get opened, cement board over other material, esp
for the lowest 3 ft. vapor barrier, taped at joints. Insulate
all walls, tho' exterior are the only required. Even plain
insul adds a lil sound proofing. It's dirt cheap. Install is
minutes with a staple gun. Maybe ask if YOU can do this at
night when he has the elec done, b4 the cement board goes up.
Ask how he needs it done to not interfere with the vapor barrier
etc. Balk, it he says, "This cement board won't ever melt or rot.
You don't need any vapor barrier. Besides, the insul has it & you can't have two." Ask what insul to get, or, will he get it and
drop it off, that is compatible with the vapor barrier he will
add. make it clear that you want one, and not just the stuff
on the insulation.
In Florida, vapor barriers are WAY dif than in the REST of the
US! It's like opposite cause/effect cuz the humidity is worse
on the OUTside of the house... bathrooms are very humid.
Ask during the visit by the bidder, to have things explained
as to why, cuz that's part of how you will know he's good.
No need to know you are taking more bids unless he asks.
Some will assume it. Ask if timing can affect the price.
If you want it NOW, he may have to hire a sub, and that
adds mebe 10%. "Is the timing good for you? For me to get
a good deal? Or is in a lil while, better?" If so, get a
contract for a rough date. Have contracts include penalties
for excessive time past what is offered as completion.
Don't be ridiculous, unless it IS critical to a guest coming
or etc. It's so he won't dally if a more profitable job pops up.
It's ALL very reasonable, if you've been through it and had
it all explained. He has a mechanic's lien on your house until
he's paid off, unless you can show in court that he's messed up.
That means not as many details as a NASA job, but covering
all the bases. And for that odd, guy who wants to tale advantage.
You work? Maybe your company has a legal aid deal as part of
your package who will glace at the contract. Ours runs ~$15-20/mo.
You or hubby ask Personnel, if you dunno. Sign up, quick. Might
take a pay cycle to set up. Then do your wills, etc. ;>)
BillSF9c
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