All Forum Posts by: Rys F.

Thanks @Jonathan Klemm, it's been a few weeks and as sole proprietor/GC, haven't been able to get an account with MSI yet though the intake rep said it would be possible w/o a business. Went in person, was told, "we don't have a price list," but did take down the prices they have stuck on a piece of paper on the bottom of a computer screen, which were different (lower than) from the prices on a written quote from a sheet a floor rep provided. Simply trying to beat big box/Costco pricing and their retail prices aren't less. Was also looking for countertops; the stores near MSI appear to also deal MSI so it's probably just best to go to MSI . . . that is, if they'll give access to corporate pricing. 

As for doors, we learned the manufacturers sell to distributors for pre-hung frame manufacture. Can't just call Jeld-Wen or Masonite up. At any rate, turns out our framer uses Menard's doors all the time and was able to install those despite the plans calling for custom-sized doors. For a special outswing patio door, was able to order on a Friday night at Menard's and the door was ready Wednesday.

#budgetreno

Thanks. Do you have a rep you recommend there?

Paid $800 for a structural engineer to write up a 10 page piece of fluff telling us all the ways we could spend money to fix the sinking but settled foundation. Seller from hell wouldn't budge during negotiations so we walked away from what was "as is". Structural review is just the first cost after your offer is accepted. Stay away.

 Recommended. Got a permit back in 20 days this year. You want someone self-certified to avoid delay from multidepartment review (there's a list of maybe 700 of these architects on the City site). Not all (self cert) architects though do multifamily residential so if you want to consider a few options you will have to reach out individually to find out the architect's practice areas.

Thanks @Jonathan Klemm. Tried to go wholesale with doors and that didn't work but this will.

Anyone able to recommend a great supplier for about 1000 sq ft of a thick, waterproof LVP? Can Lowe's be beat?

Did you check his GC license and the licenses of any subs working on the job? You can look this up with the City which makes active and inactive trade licenses available to search. Do you have a recording camera onsite to help you monitor the work when you're not there?

More of a cash flow than appreciation market?

 100%, @Aubrey Ford. Breaking ground soon, and self-GC'ing. We were quoted astronomical prices by GC's and went through multiple bids with bidders. Some of the conversations were comical. Our highest bidder, a downtown-based construction GC business, could not tell us what grade of lumber was quoted, would not share what brand of garage doors they used ("local vendors"), would not identify their steel beam and column supplier or water service vendor. When they offered cost savings, their suggestions included using wood siding instead of Hardie, and to use hollow core doors instead of solid core doors. Other bidders were more detailed and transparent but still $$$. We wagered it would cost less if we just spent time sourcing the right people. You also learn from every quote you get, and always ask for a breakdown of labor and materials or further itemization (you might not get it every time). Through the process of assembling a team, you will learn so much, and if you think about your time as money, the lunch hour or evening hour you spend googling 10 options to contact will pay off. 

I second @John Warren's advice, wherever you buy. A wealth-building move could be to borrow against your brokerage account.