All Forum Posts by: Lynsey Dreis

 If you are needing a 3D rendering of a simple sketch, building plan, blueprint, remodel or just an idea that you have wanted to bring to life, please let us know. Depending on the complexity of the job, price is negotiable. I have worked in the industry for 8 years and have an architecture degree. Some of the previous projects I have worked on are: 

- Single Family Residential Homes
- Commercial Townhouses
- Landscaping Plans
- Interior Design/Decorating
- Blue print details
- Furniture Layouts 

Please contact me if you are interested or check out my previous jobs at my website https://lynseydreis.wixsite.com/sketchup . Fast turnaround

@Emmanuel U Darden  Its really up to you how you go about getting the layout plans.  Sometimes it helps to do a walkthrough with both an architect and a general contractor simultaneously because there is less room for error when drawing up plans.  Usually an architect has a select # of general contractors they usually work with that you could ask for referrals and vice versa.  The GC sometimes sees things the architect wouldn't necessarily see and they can work together.  When the different entities work together that is usually more of a "design build" approach.  

@Zach Ballou at this point you do have to probably come up with some type of settlement because going through the headache of a mechanics lien and fighting back and forth of what was right and wrong with no contract will be draining.  

Adding on to @Theresa Harris do an actual physical face to face walkthrough with the guy and explain every item that was not done to your standards and why.  Basically just a punchlist walk and write out the list of his costs for every item he completed.   

Also, just curious, Did you pass all your inspections for this?  It seems a lot of the work he did wasn't completed up to code...Its not easy to find another general contractor to come fix someone elses work that isn't up to code for permit.  

@April Dillon Referrals are always best however, you can always look through your local municipality "Contractor Licensing Board" they list all of the licensed general contractors in your area.  Once you get that list you can start searching their websites.  When I look for subcontractors, it is not ALWAYS the case but if they have a good website that shows their previous work, there is a better chance of them being better quality then google search.  

@Angela Vargas have you gotten other bids from other general contractors? 

@Brian Young piggy backing on @Mike Sedlacek's statement. The rehab loan that you can include for FHA is called a 203k loan.

@Steven Nitschke you would also need a form of egress to get out of a bedroom that is up to code as well.  

@Account Closed I agree with everyone's points on this thread.  I would also mention that it is always good to have the rule of "2 is 1 & 1 is none" If you plan to keep repeating the process of flipping/rehabbing, it is always nice to have at least 2 contractors for each field of work that you are on good terms with.  If one guy drops off the face of the earth you want to be able to have a good rep with another sub in the industry.  

@Kristy F. If your contract says materials (a blanket statement) and that you were supplying the fixtures only, I would argue that the subcontractor is getting ALL materials needed to get the scope of work completed excluding the fixtures you are supplying.  

I agree with @David Robertson about it being weird he is saying that you need to buy all piping, brackets etc.  Typically a subcontractor will spell out excluded items on his proposal that he is expecting you to get.  

@John Finch is this property in a flood zone?  In my area certain codes have to be followed when you are in a flood zone (especially in hurricane prone areas) There are rules in my area that if you touch a certain amount of work, you have to update ALL of it to be up to hurricane code. 

i.e.  in my area if you plan on touching 25% of the existing windows you have to update ALL of them to be hurricane proof windows.   

Also, make sure that you are following all of the FEMA substantial improvement rules in hurricane zones (if that applies) I am not sure where in Houston you are. A lot of the times we get customers here in Florida who are completely unaware of these rules and it gets them into a lot of financial trouble.