Have You (Or Would You) Ever Act As Your Own Contractor?
Ever since I met with the contractor early last week about our kitchen addition, I’ve been considering being the contractor on that project. I’m still just in the information gathering stage of making this decision, and at this point, the scales are still tipped towards hiring a contractor. But there are so many reasons it makes sense for me to do the job myself.
As I was gathering information to send to the contractor so that he could give me a price for his part of the project, I gave him a list of everything I wanted to do myself. That list included:
- Installing the hardwood flooring and sanding, staining, and sealing the floor;
- Installing all of the trim (baseboards, door trim, window trim);
- Installing and painting/finishing all of the cabinets;
- Painting the walls and ceiling;
- Purchasing and installing the tile backsplashes;
- Purchasing the appliances and arranging for delivery and installation;
- Purchasing the countertops and arranging for delivery and installation.
I mean, that’s a huge part of the kitchen addition. That’s literally the entire everything that makes a kitchen a kitchen. Without all the things that I want to do myself, it’s just an empty room. It’s not a kitchen at all.
If I had my wish, this is how this project would go:
- The contractor would pull a permit to tear down the existing sunroom, as well as build the room for the new kitchen.
- The contractor would hire subs to do the foundation, framing, electrical, plumbing, and drywall.
- After the drywall is up (i.e., the walls are closed up), the valves are installed on all rough-in plumbing, and outlets and lights are installed on rough-in electrical.
- Once all of that is finished, they sign off on their part (along with the city), hand the project over to me, and I finish it — install and finish the flooring, install and finish the cabinets, install and finish trim, have countertops installed, install the backsplashes, have appliances delivered and installed.
- After the new kitchen is completely finished, I begin the tear out of the existing kitchen, bringing in a plumber to cap things off as needed, and turn that room into a dining room.
This is the goal, in case you missed it…
This makes sense to me, because when was the last time you heard of the city inspecting kitchen cabinets? That’s not a thing that happens here. Installing new flooring isn’t something that requires a permit. I’ve had quartz countertops installed three times in this house by a very large local company, and never once has that required a permit. And generally, the countertop installers are the ones who install the sink as well. No permit needed for that. Tile backsplashes don’t require permits. Plumbers are installing faucets every single day, and I’ve never seen or heard of one pulling a permit for installing a faucet. And Lowe’s and Home Depot are delivering and installing appliances all day every day, and those never require a permit.
So once the walls are closed up, valves are attached to the plumbing rough-ins, outlets and lights are installed on the electrical rough-ins, and trim is installed so that there are no gaps between the drywall and floor or drywall and windows/doors (which I guess means that flooring would have to be installed), then none of the rest of that project requires an inspector in my house.
So in my perfect world, that’s how the project would go. But the contractor told me that the city probably wouldn’t go for that, and it would have to be completely finished before the city signs off on the permit. And once a permit is pulled for a project like that, you have a year to finish it before the permit expires.
I could tell that the contractor wasn’t thrilled with the idea of me doing so much of the project myself. I can totally understand that. He doesn’t know me. He’s not familiar with my work. I know he just wants to get in, get the job done, have the city sign off on the finished project, and move on to the next customer. He doesn’t want some homeowner holding up progress.
Evidently, he actually has a situation right now where a homeowner is holding up progress, not because he’s a DIYer, but because of a funding issue. And until the project is finished, this contractor has this record of an incomplete project on his file with the city. So I totally understand how that could be very annoying for a contractor. And I can also completely understand how he could be leery of taking on a project where he’s not in full control, and where he would be having to do a whole lot of waiting around for me to finish my part.
But I’m pretty adamant about doing everything on that list myself. I’m a DIYer at heart, and I can’t even imagine watching someone else install cabinets in my house, or install a tile backsplash in my house, or install door and window trim in my house. These are not things I could stand by and watch. These are not things that will ever happen as long as I have the ability to do them myself.
I still held out hope that they could do their part, have the city sign off on it, and then let me take over without this project still being attached to their name or record with the city. So I called the inspection office to see if I could speak with an inspector and ask some questions. After all, their website does say, “If a contractor/owner needs to speak with an inspector, they are normally in the office between 8 and 9 a.m. and from 4:30 to 5 p.m.” So I called.
Unfortunately, I didn’t get past the woman who answered the phone, and she was quite rude. When I asked to speak with an inspector, she responded as if I was asking a really stupid question. “Ma’am, my inspectors are VERY busy,” she said. Ummm…okay. I told her that I Just needed a few minutes to ask some very specific questions. “If these are questions about building code, all of that information is online,” she said very curtly. I said it wasn’t necessarily about building code, but about a kitchen addition. “Well, they can’t answer your questions without being there to see your project,” she said, as if completely exasperated with me.
I was getting really frustrated. The website says I can ask questions between certain times, but this gatekeeper wasn’t letting me through, and she was treating me like I was a complete imbecile. And I hate to be that person, but my property taxes and sales tax go to pay these people’s salaries. They literally work for the people of this city, so being treated like I was such a bother and an idiot didn’t sit well with me.
I didn’t want to tell her all of the details because I knew she wouldn’t know. She’s not an inspector. So I finally just said, “I have a question about how far along a kitchen needs to be before the inspector will sign off on it.” Again, as if she were talking to a complete moron, she said, “EVERYTHING has to be finished. There can’t be one single handle left off of the kitchen cabinets. Not one single thing left undone. It has to be completely finished.”
That didn’t make any sense. I’ve already listed out all the things that do NOT have to be inspected by the city, and that do NOT require permits. I was getting pretty tired of being talked to like I’m an idiot, so I responded, “So you’re telling me that inspectors actually inspect kitchen cabinets? They have to come here and inspect and sign off on kitchen cabinets? They LITERALLY inspect kitchen cabinets?”
She said, “Well, no. I mean, they don’t inspect kitchen cabinets. No. That’s not part of the inspection.” I was not pleased with this. So DO they inspect kitchen cabinets or DON’T they inspect kitchen cabinets? Because at the same time she’s telling me that I can’t even so much as have a handle missing from a cabinet door, she’s also telling me that it’s not part of their job to inspect kitchen cabinets. How can both of those things be true at the same time? They can’t.
And THIS is why I didn’t want to talk to the person answering the phones. THIS is why I wanted to talk to an inspector, as the website says I can. But I couldn’t get past the gatekeeper to someone who could actually answer my questions.
Anyway, I’m not sure why I went off on that diatribe. 😀 And I have no idea why I would willingly sign up to work directly with this office. I’ve been told horror stories about dealing with these people on big projects like additions. And yet, I am considering it. I think it might be easier for everyone if I just deal with the city and the subs myself. And although it’s not the basis of my decision, I would also save a whole lot of money. The contractor’s markup is 24%. That adds up fast, and it would certainly be nice to save that money.
So tell me your experiences. Have you ever acted as your own contractor on an addition or new home build? How did it go? Would you recommend it? Would you do it again? Or did you look into it and decide to go with a contractor instead? If you did that, what was the thing that made you decide to go that direction?
Addicted 2 Decorating is where I share my DIY and decorating journey as I remodel and decorate the 1948 fixer upper that my husband, Matt, and I bought in 2013. Matt has M.S. and is unable to do physical work, so I do the majority of the work on the house by myself. You can learn more about me here.
I would say 100% do it yourself. We have acted as our own contractor several times and it has worked well. It is helpful when you hire a sub directly to be able to change things or move the project along as needed. Besides you are doing a lot of the project yourself. Most of ours were larger projects and it was a positive experience.
Exact same experience for us! We liked being able to directly supervise the subs (quality control)!
This is exactly what we did with our home in Pennsylvania. We had a covered patio that we turned into an addition and added a powder room. We hired the contractor to pull the permits, install footings and foundation work, framing and roof extension, siding and insulation, doors and windows, rough-in plumbing, and electric. He managed all the interim inspections with the township. Once they were approved, he handed the project to us and we did drywall, flooring, painting, trim, bathroom fixture installation, and lighting. The final piece was we needed a concrete pad or patio off the exterior door. Once that was complete, we had our final inspection from the township office and the hired contractor was not present. We passed without any issues almost a year after the permit was pulled.
I forgot to mention we drew up our plans and had a drafts man do the formal plans and then submitted them to our county. Our county is the worst for cooperation in building in our state. This was an add on of family room, laundry room, and workshop with a three car garage (1200 sq ft). All the subs were great and we more than willing to work with us. It was done on time and in budget and it probably would not of been if we hired a contractor. We completed all the electrical ourselves and quite a lot of the finish work. I think you easily have the experience to handle the planning and organizing of the subs and it will really be interesting reading about it as you go along.
It certainly does save a lot of money but you have to deal with all the headaches too! Factor ALL the time it takes to find decent foundation crew, framers, roofers etc! A contractor has those in his back pocket and takes on the responsibility of those crews. That’s really what you’re paying for.
Wouldn’t you end up with the same issue with a permit expiring? If you chose this route i would suggest having all of your cabinets(assembled and painted) and other materials ready to go when the shell is finished!
If anyone is capable of doing it themselves – it’s you!!! I say go for it!
Me and my Mr built our entire home ourselves! We just pulled a “homeowners permit” while we did do most everything ourselves, we did hire out the basement dig and pour. And the underground rough plumbing. So yes ma’am you can be your own General Contractor! Hire out exactly what you want done and only to the point of completion and inspection you want. It’s YOUR MONEY….get what you pay for! Cutting out the middleman when you yourself have all this knowledge, is exactly how these people are able to build/create such masterful works within such streamlined budgets! My advice to you as someone who has made way too many phone calls to those “inspection” offices….If you would like to actually speak to the inspector during those set hours, go down to his office! That “snippy” lady who answered the phone, her job is to curtail all but the most important of calls, even though the website statement says to call! She is the buffer. Between building my own home and working for a plumbing company for years, I had to deal with making those calls, yuck! Or you may be able to email the inspector directly and ask for a call back at a specific time & that you couldnt get through? Best of luck on your decision!
One thought: you’ve had SO MANY bad experiences with different contractors/sub-contractors when you have tried to get things done in the past. Do you really want the headache of figuring out subs for all of the work you will need done before you take over? Or do you feel like you have a good idea on who you would use for each of those things that you know is reliable and you can trust their work?
We have done that although it was 30 years ago. The key is knowing what your city or county requires and that requires getting past the gatekeeper, not just reading stuff on their website. Put a smile on your face and in your voice and remind them of what the website says about contacting them and ask for their advice on making that happen. And you never know, when you call you may just find the phone is answered by a different gatekeeper. People do this all the time; you just have to jump through the right hoops.
We contracted building our own home , they do want pretty much everything finished for the final inspection . They probably simply don’t want half finished projects out there , but you have a year , and can get that extended if need be , I have heard. It’s kinda good to have that deadline . I would go down to the office in person , they were always helpful and nice .
I have taken over our 5600sf new home construction project after the supervisor was fired and the builder got pissy about other things. I took over after drywall and was able to handle all the subs on my own. We pulled an owner builder permit which is what I would recommend you looking into. This might work if you want to do some of the work yourself and the contractor isn’t liable for what you do since the permit is under your name. The subcontractors will need to do a final inspection under their permits so that might cause an issue if you are finishing up under their permit. Reach out if you need any other information. I think it is doable.
This is similar to what we did when we added an extra “family room” exton to our house. We’re in a big Texas city. We worked with an unofficial “contractor”/handyman who was able to get the needed subcontractors and did much of the framing and finish work, but we filed the paperwork as the homeowner contractor. We didn’t have plumbing, but we had to have city inspections of the concrete/rebar before and after it was poured, then a framing and rough-in inspection, an electrical inspection, and I think a “final” inspection. Overall, it was relatively painless.
My husband and myself have always been our own contractor and builder. At present, we are living in our motorhome as we build a shop home, husband 70! He is a retired commercial glazier and has been around the construction world for over 50 years and has built three homes ground up. Our neighbor, 37, received a construction bid of 1.3 mil to build his first home, just to get it up to being enclosed but not including inside work, appliances, painting etc. It was totally out of his budget so he took on being his own contractor. He did so well, he’s now a contractor and is building two new homes for clients.
This to say, you are smart and you’ve done this before. Your home has had many surprises and you’ve pushed through and made it happen. No doubt you’ve got this hands down!
Unless you are independently licensed, all the work you want to do yourself could potentially be an issue for the contractor’s license. Also find out what the city requires for permitting and inspection re: using a licensed or unlicensed contractor. Electrical comes to mind.
Wouldn’t that be basically what you did with the garage to studio conversion? I remember you had someone do all the work to get the shell ready for your part.
This was exactly what I was thinking! She had a contractor do essentially the same thing with the studio i.e., build just the shell so she could finish the interior herself. Call me dense but I’m not following why the kitchen would be any different. Why would the contractor have to wait for the entire job to be finished for the city to sign off? Wouldn’t they just sign off after the contractor completes what he was hired to do? It almost sounds like this contractor just wants the whole job, start to finish, because it’s more money for him in the long run.
I served as owner/builder 33 years ago for our house but a licensed contractor friend from church served as our contractor as required for our building loan. He laid out the foundation and signed off on each draw from the bank. Saved a lot doing this and we took an owner builder course before hand to know what we were doing. I did the site plan, pulled the permits, hired and paid all the subs, figured and ordered materials, oversaw the work and called for inspections. I was not a DIYer before this but we did the cleanup and painting and I did all the tile work (which is still in great shape). The downside is that the subs know you won’t be hiring them again like a regular contractor likely would, so they don’t necessarily make a priority of your job or the quality of their work and they think you won’t know the difference anyway. My being a woman didn’t help because they assumed I didn’t know what I was talking about and I had to remind some that I was the one who signed their checks. As I have learned woodworking I have discovered considerable flaws in the framing and cabinet installation of my house. The carpenters left our job unfinished and didn’t get their last draw because they landed a bigger job. We had to pay someone else more to complete the essentials and I later managed the rest. My husband was busy on his job and only dealt with one sub during this build because of the death of my father right after the foundation was poured. You are way ahead of me in knowledge about construction so there’s that advantage and you already know how hard it is to get a bid or commitment from a contractor.
Ugh, inspections. We built a house a few years ago and really jumped through a few completely ridiculous hoops because of the inspectors. One of them was actually in relation to the cabinets – we had to have an outlet installed in a very specific spot on the island. We have a really large island and I didn’t want an outlet on the top – I wanted the smooth surface. Apparently it’s code, we have to have an outlet in the island. Idk why. Then we had it installed slightly too low in the one spot under the counter overhang and he made us move it – apparently IF we plugged a crockpot into that spot (we would/have not, it’s a stupid spot for a crockpot) the cord COULD go across in a dumb way (It could also not go that way) and the we had children running around (we do not have children), they MIGHT right underneath and catch the cord with their neck and then pull the crockpot down on top of them. SERIOUSLY.
We also had to install ceiling fan boxes in several places where we were not installing ceiling fans, just in case for future homeowners. Because the inspector’s parents had a ceiling fan in one place, so someone else might want one there too someday. I wish I was kidding, that’s literally the reasoning given.
They also required our general contractor to replace a door because it didn’t have the label they wanted it to have on the inside of the door jam, even though the paperwork said that it was fire-rated correctly. My g.c. argued with them for a while on that one but in the end just replaced it. And used the door in the next county over where the inspectors aren’t as insane.
Anyway, yeah I’m not even remotely surprised you got the runaround you did when you called. It’s all pretty crazy. The first thing I would do is to take a look at the permit application – you may not be able to pull it yourself without a contractor. I know that sounds ridiculous, but in our county you have to have a contractor number to pull a permit with the general contractor, plumber, electrician, and HVAC license numbers.
If that is the case, then you may need a contractor to pull the permit and you’ll have the negotiate with them. Honestly I do feel like your plan to DIY part of it should be just fine and you’ll just have to work with a general contractor on how you can work together. However I will say, just because it’s logical, based on all of the above past experience, doesn’t mean it will meet “code”.
But please don’t let it stop you. Just go into it with the knowing that there are points in the process that probably won’t make sense and the faster you can switch from trying to understand vs. just jumping through the stupid hoop, the smoother it will go.
I seem to remember that you had a contractor who you really liked and who already knows you and your work and abilities. It seems like this now is a different person. Is there no possibility to go back to the other one and see whether there is more of an agreement of working together? Because if this contractor is hesitant of letting you do the stuff you always do – and with a perfect outcome – I wonder whether there might be more disagreements in your working together that you might want to avoid from the start?
The difference is that many of those things that don’t require a permit during a remodel, usually DO require a permit during an addition because new construction is involved. Each city has a different threshold for what is allowed without a permit. It can be helpful to read the actual ordinance if there is minimal information on the website. I believe that you are in Waco so your city code is at https://library.municode.com/tx/waco/codes/code_of_ordinances?nodeId=PTIICOOR_CH6BUBURE_ARTIIIEL_DIV4PEIN
Try asking the contractor to hire you as a sub 😃. Then you could do all of the finish work you want to do.
Perfect answer to the situation. — Who knows, it might just work.
Do you have Ubuildit in your area? Our neighbors used them for an addition a few years ago. I don’t have all the details but it seems that would be perfect for your situation. You get to decide what parts you want to do yourself.
That sounds WONDERFUL!
Your contractor is after your money. Call the dept that issues the permits (or ck online) and find out what criteria must be met to get your Certificate of Occupancy. I’m in FL but I don’t think TX is much different. I got a CO on my new house (Duplex? ADU?) with my daughter’s 4 BR, 2 BA side unfinished. She has plbg, electric, insulation, drywall and primer. To get the CO, there had to be a functional bathroom and a kitchen sink. Accomplished that with 2 utility sinks, a $99 toilet from Lowe’s and a cheap fiberglass shower stall. Same for my side except I got paint, doors installed and plbg, electric. I’ve done the tile floors, the trim (Stole a window/door trim style from a lady in Waco, TX! LOL)
I am now removing the utility sink this week and have to cut a hole in the sink base for all the plumbing, etc. Then I will call for my quartz countertop to commence.
I think you’re starting from the front end which is a P.I.T.A. if you get someone like the woman you talked to. Ask for a list of what is the absolute minimum requirement to get the CO. Then you’ll know what to do. You can also hold it under the contractor’s nose and show him what he has to do and what doesn’t make any difference and that you will be doing. He knows he’s only responsible until the CO is issued. That means his part of the job is done!
BTW, the inspector has no say in style or design of things that could be changed in a weekend. Your “decorating choices” are none of their business. Most inspectors are running in circles just trying to make sure everything that has a code is followed and they get to all the bldgs that need inspected. No time to critique your esthetic choices. The lady you talked to is an idiot! I would NOT try to do the framing, elect, or plbg myself.
Crystal, I was thinking the same thing.
Kristi, in addition to what you listed in your post, could you build and install the sink base, temporary countertops (scrap butcher block, cabinet grade plywood, etc), & install the sink. Almost any electrical tail can be installed in junction box and at least temporarily turned into an outlet or a wall sconce – like those for the dishwasher, range hood, etc. This should let your builder to get the CO fairly quickly.
If they’re still nervous about your involvement, maybe you could add language to the contract like “Owner will have the flooring installed within 30 days of ‘x’ being completed or builder may hire it out at $6/sqft.”
I 100% think you could general the job. However, in my experience it’s a lot of time, hassle, and the project will take longer. If you can get the shell built and the CO, then you can be 100% in control and finish it in the timeframe and manner you want.
Good luck!!!
I am not able to go into details, but we had to stop a contractor building our new house because of sub-standard footings…right out the gate! SO, after legal intervention, and a loss of funds, WE are the owner/contractors, and now we hire own own subs, watch everything they do, and pay directly. We can purchase the tile and finishes WE want, without everything above the ugly standards being a huge upgrade in price. (We actually went with awful, as we were going to tear it all out and replace later!) Workmanship and integrity has fallen off in this country…in some states, it is atrocious! Very sad. I think you should definitely do it yourself…even if you and your brother can do some of the bigger work…it will be done RIGHT, and you will be much happier. Once you go get permits and start working with these people, you probably will get someone much better, with better advice than the desk girl answering the phones. Lucky for us, they have been quite nice – and willing to help. I say SAVE the money, AND the aggravation. Yes, your contractor is probably a lot better than ours, but you are doing SO much more of the work than we can. Lucky for us, we know some subs from friends/neighbors, so we have some choices and information going forward. Good Luck, and I look forward to seeing what you decide. It IS doable, ESPECIALLY for you.
Kristi knowing your level of quality, I’d say GO FOR IT! As someone who allowed a recommended company come into my home and then did terrible work on two bathrooms that I could have done perfectly, I will tell you that you will be so much more satisfied with the end result if you do it. Not only did this company do substandard work, which has caused many other problems down the line, but they promised the work to be done in 8 work days, and it took them 5 hellish weeks. They destroyed my staircase and railings as well.
You would do a great job being your own contractor. Just remember you are a “perfectionist” and many people are not. You have worked with several subcontractors, and you should know a few that would like to work with you again. Call a few and find out their schedules. As to pulling permits, you can do it! I like all the suggestions on getting your most important questions answered first and find out where you want to gather all your need for the build. The subcontractors may have better pricing that what the big box or other places may give you. I know you must know someone who is a contractor, they may even help answer some of your questions. Good luck with making and feeling good about your final decision.
What others have said about CO needs is the advise Id follow. You are adding Sqft to the home and changing it. (Despite the studio addition was a bit more involved framing-wise.) I think taking the time to understand the contractors needs (either way) is best. It’ll play into needs later and you don’t want to be stuck without a place for you and Matt on the fly (for HVAC or permitting reasons). Residential additions are not my wheelhouse. Oh do look know when the shared wall is rennod. I assume that work is completed when the space is added not after-to ensure smooth transitions. If your local office is being non-comunicative complain to the city council in a comment (but that’s a nuclear option It could get someeone fired). The nicer way is figuring out if there’s a middle ground of a homeowner class or planning committee meeting the city hosts or requesting one to the gatekeeper.
I’ve read through the comments and agree, you have the skills and should go for it, if you are up for the occasional frustration. So, I’d like to offer another POV: the journey of being your own contractor would be a wonderful thing to share on your blog. I think a lot of folks would appreciate your insights on the process, knowing that you are brutally honest and will share the good and the bad. I know I would! So, if this has any weight in your decision, I’d say go for it–for my own selfish reasons!
Do you have a trade school in your area? You could have them work on your property with the supervision of their instructors. Around here the university trade students build entire houses, then these are raffled off. They might like some hands on experience.
I wonder what it would take for you to actually become a GC.
At the very least, business insurance.
I’ve flipped houses in the past and found there’s a reason you hire a contractor. 1. That’s their profession and they will deal with any situation that arises. 2. A person has enough going on in their life without adding more headaches and worry. 3. Any problems arise with a subcontractor they will deal with it.
My question for you: Relax and let go of the reins.
Do it, Kristie! I’m in Houston, which has a huge permit department and SO MANY rules. But once you get beyond the gatekeepers, I have found that the actual professionals who work there are golden. I have only ever received good advice, helpfulness and respect from the inspectors who work at the Houston Permitting center. Now, if I had come in being all rude and acting like a fool, I probably wouldn’t have had a very good experience, right? But my attitude is that I want the job to be done correctly and THEY want the job to be done correctly, so we are on the same team. If I were you, I would go to the office and talk to an inspector. If the kitchen inspector in Waco is going to be a problem for you to work with, you will know right upfront, but if he or she is open to being on your team, I think YOU will be the best contractor you’ve ever hired.
You should 100% act as your own contractor. No contractor is going to pay as much attention to the all the details the same way that you do. It has been almost 7 months since I got the permit for a complete kitchen remodel, which included removing a load bearing post and raising the ceilings(7 months of headaches, problems, unexpected costs, delays and firing and hiring people. Even with detailed plans and me being hands and on site, there were lots of screw ups that I was there to catch. I am so happy with my new kitchen, and would not hesitate to act as my own contractor again.
I was just thinking if you do it all yourself, the huge amount of time it would be before it was completely finished. Doing it all by yourself and all. I know, personally as an impatient person, I couldn’t live in a disaster zone for that long of a time and it is two really big rooms. Would your other kitchen still be fully functional in the meantime? You still have several other projects that are waiting to be finished, i.e., small bathroom, hall bathroom, storage room, studio cabinets to be organized, the workshop build you wanted to finish yourself. Your master bedroom and exercise room/closet. You have so much to do yet. I couldn’t sleep at night knowing there was so much to finish and so little time or help.
This, 100%! With all the unfinished projects in their various states of completion, starting a major addition project where you are completely responsible for all subs AND planning to diy all the cabinets, flooring, etc?!? It’s just too much for any one person, and when you add on the job of full time caretaker for a seriously ill spouse, in my opinion, it’s a recipe for disaster.
Also, I live in Houston, Texas. After my remodel permit approval, the only other trades that needed to pull permits were electrical and plumbing. Structural was inspected and check off very early in the process. Rough in electrical and plumbing then got approved. Once all of my appliances and fixtures were in, final electrical and plumbing inspections were needed. My 6 months permit expired near the end of my project and I sent an emailed requesting an extension. I received an additional 6 month’s extension with no problem. You can definitely be your own contractor.
I’d go down to the inspection office at 4:30 and ask to speak to an inspector so you can confirm what the contractor says. IF the “gatekeeper” refuses, ask to see her supervisor. If she refuses ask for the supervisor’s name, if she refuses start making calls to elected officials until you find someone who can help.
You can definitely do the work and honestly, better than the contractor. If what he says is correct and there is only a year to get the work done, tell him you will have it completed 2 months prior to the deadline and that he can bring in his sub to finish what you don’t complete so he doesn’t worry about the permits expiring. It will give him peace of mind. Of course that means you will have to be full on for 7 or 8 months, really heads down to get it done or let the subs finish up. I believe you can do it.
I did it for a kitchen remodel, but I wasn’t building an addition. I did not get permits. People online were against me, but everything was done to code by reputable tradespeople, which is the point of the permits, right?
It took a long time, and I had a bout of pneumonia in the middle of it, which wasn’t helped by the dust and chemicals being used. The only thing I did myself was the backsplash tile. You can do it!
I have NOT done it but I am not you. Kristi, you can totally do this!
Kristie — I’ve never done this BUT Pretty Handy Girl blog has done it. She did it for her kitchen and then later actually got her license as a contractor. Her name is Brittany at prettyhandygirl.com. I believe she is in North Carolina. I’m sure you could talk with her about this.
First, I love your generous heart that makes you think the contractor doesn’t like this because he’ll have an open job on the books or because he doesn’t know you/your work. But it’s really the mark-up that he’s most after. The mark-up on a kitchen vs a room is huge. So, sure, those other things might be small factors, but it’s the bottom line that is probably the biggest factor. And that’s not a negative towards the contractor. That’s just business.
I have every faith and belief you could act as general contractor here. The issue is getting your “subs” to perform on time.
Kristi, since you are very particular (not to mention skilled) and are on the premises all the time, I think you would do great being your own contractor. I sense that this particular contractor you just spoke to is not happy about the way you would like to divvy up the job and may not be a good co-worker with you, at the very least. Interview more, or investigate taking on the contracting position yourself.
For City Hall permit and inspection stuff, my dad, who became a contractor in a midlife career change, always went down in person with questions or research needs, because it is day and night difference for the kind of results you can have (going in with a competent but nonagressive attitude, obviously).
My husband and I left California a few years ago and we had no trouble selling our house for top dollar with the unpermitted (but very well done) second bathroom and porch-into-third-bedroom we had put in during our 30s. So I suppose some real estate markets do not care if you permit?!? Hubby did take extensive photos of the framing, plumbing, electrical etc as he went, in case there were ever questions. I didn’t think about DIY as much then as I do now, and wasn’t very involved in why we did it that way! Probably to keep the government out of our private property LOL.
You could absolutely be your own GC. As a homeowner, you can pull your own permits. Each state is a little different as to what area require a permit, but you can research hat and if need be sub that portion of the job out. For example, my plumber pulled the plumbing permit for my room addition I did. But I pulled the permit for the actual addition, and arranged to the inspections of the various things that needed to be inspected.
Why are you paying someone to repair the floor in the gym room? You could do that yourself, right? You would save money, right? You would get it done as you had time, right?
I’m not sure the contractor would be interested in building you the shell of a kitchen. He doesn’t want to be held liable for your kitchen if something goes wrong. Or if supplies are delayed, or not ordered on time. What if he doesn’t show up to work as he is supposed to? Go down to the inspector’s office and sit and wait until an inspector is available. Go early and at least get the name of an inspector. Have your ducks in a row to quickly show him what you want and ask him what the last thing to be completed to get the permit signed off on. I’m guessing it isn’t the cabinet handles!! I have never been my own contractor because I do not have your abilities. I would not want the responsibility of that. I have had more money than sense on any contraction project.
I’ve read the comments. Lots here saying do it because of the details. But the shell doesn’t really have any besides measurements of window placement, plumbing and electrical. And we know this isn’t going to happen unless you are the one to finish it out🙂
You could be doing your closet or bath while they build the shell. Interview other contractors, tell them upfront on the phone what your after there is bound to be one out there that is unwilling to have an open permit. Or…
Is it possible to pull a homeowner permit and hire someone to build the shell and do the rest yourself? No open permit problem for them
I wonder if you reached out to Pretty Handy Girl who became a contractor and ask her advice. I know she’s in another state but couldn’t hurt to ask
We’ve had an addition done and a kitchen redo that we had to pull a permit for, and the City always did a final inspection after everything was done. I don’t blame the GC for not wanting to turn it over to a homeowner, because they’re on the hook if it fails final inspection.
Hey! Would the county let you as the homeowner pull the permits, but you can still have the contractor do the work you want him too? And the contractor and city is correct, You have to have most of the the final work done; Electrical, plumbing, and mechanical wise to pass final inspection. Cabinets not being painted and backsplash not installed shouldn’t be an issue though, but outlets in, fridge, stove and microwave installed, all lighting and faucets and dishwasher installed is required in my experience.
Maybe if you got one of those gadgets that changes your voice so you sound male you could get past the phone-guard…
But anyway, IKEA installs kitchens. Just tell them they’ll come install your kitchen (and then change your mind 😛 ). Or better yet, not IKEA (since they know they are not close to you), but the cabinet manufacturer. And as for the trim, show the contractor the trim in the rest of your house, and tell them you need the trim in the kitchen to match. Or better yet, show him the trim in the rest of the house, tell him the material will be supplied by you, and give him very detailed designs (unnecessarily detailed designs) about how to make this exact trim that you absolutely need to match. People will generally choose the least trouble between two kinds of trouble.
But I thought you had worked with your contractor before?
2 different permits? Or 1 that just involves building the room and installing electrical and plumbing—only the things you aren’t doing would be on that permit. If they balk, can you get a second permit? Regarding GC’s. If your person building and tearing town the kitchen area also hires their own plumbers and electricians, let them control their people. YOU keep tabs on the contractor to make sure they are staying on time and budget. If you have all your own contractors, then it’s not bad being the GC. I did that building a small cabin. I hired all the individual contractors—watched the progress and met with them to make sure it was being done as I asked and always knew what their timeline was. And kept the next contractor in the loop so they had an idea of when it was time for them to be on sight. There was one permit and it took me 6 months to finish the inside once the cabin exterior, plumbing and wiring was done. This was in MN—ther permit was for 1 year. I used a local small time guy to do the build.
We have done it both ways (hired a contractor and acted as our own), both worked out really well. One thing to think of is contractors have subs that they schedule so the job goes from one job to the next. If you have to find your own own subs that can be difficult to schedule because they are going to fit you in between jobs from the contractors they work for. You’re a one and done, they want to keep the contractors happy because that is repeat business. If you’re not on a time table and don’t care if you have to wait between subs you will definitely safe money hiring them yourself.
I don’t know if your city hall is convenient for you to go to, but I always go in when I have questions, I find the people there very helpful and have always taken the time to answer all my questions. It’s not as easy to blow you off in person 🙂
Someone who knows about women working with city government on home projects is Pretty Handy Girl! She’s not in Texas, but has the experience with just this kind of thing! You can find her on Instagram and she is very quick to respond to comments. I have messaged her about things many times! She’s all about empowering women in a male dominated field.
You’re going to want general contractor liability insurance.
You are more than capable and probably the best person to act as contractor. I would, first of all, require insurance certificates from any and all subcontractors doing any of the work. This will help weed out the legitimate ones from the ones not taking their business seriously. Also, the Heart of Texas Home Builders Association has an Associate directory on their website https://hotbawaco.com/ that might list some of the subs you’ll need for the project. I do the website for our local Home Builders Association and frequently refer to their directory when looking to have work done for myself.
Regarding the person at Building Inspections. I believe an email is in order and I would CC the County Manager, as well. You should not have been talked to in that manner!
Definitely done it ourselves a lot, but my husband is a contractor so that helps 🤤.
However, my husband has helped other homeowners in a few ways you might consider.
1. – act as your own contractor and have a contractor friend available to call/text to walk you through different scenarios, introduce you to trades etc
2 – if you don’t have a friend, then HIRE the contractor as a sub to CONSULTANT on your job. You pay a flat fee and he’s available to talk, text, introduce etc while you act as your contractor.
I’ve read your blog for years and I agree that you have the skill set to act as your own contractor -no doubt! But I’ve listened to enough of my husband’s stories about working with different cities to know that having an idea of each inspector’s or city’s expectations up front makes for a MUCH nicer working relationship. For exampe, my hubs has had luck with some inspectors where me makes an advance “walk-through” appointment. where he walks them through an entire project, start to finish, and talks through the foundation, plumbing- everything. Keep in mind my hubs has 20yrs construction experience in both residential and commercial. For him, he can usually finesse out of a new to-him inspector little details that the city wants/demands or the inspector prefers. This helps to prevent wasted time and money with failed inspections. If your contractor has lots of experience with this code enforcement department, he could be a valuable resource to these time-saving details.
You have the knowledge.. The experience .. And you know EXACTLY what you want and you know what it should cost. I wouldn’t do it, but if I was you, I couldn’t not do it.. ( does that sentence make sense?) You’ ve got this !
Is there some reason you couldn’t pull the first construction permit? Having a GC for the base scope of work (dried in) would be much easier as most of thos parts/pieces are the tricky and critical parts of the project, and organizing that many different subs is a headache. But, if you pull the permit (as the homeowner) it shouldn’t show on their list of projects. As far as I know, there is no reason you can’t hire a GC as a sub. I manage contractors all day, and sometimes the extra cost of having one person to yell at/coordinate instead of 5 different people is worth the cost.
Kirsti you are more than capable of doing it yourself it will be done correctly and just as you want it, so by-pass that little jobsworth ( that`s what we in England call these type of people who wont listen and prevent you from speaking to a qualified Inspector repot her for her attitude and refusing to put you through to a qualified Inspector,,
Our city lists our Building Inspectors on the city website so one can easily email them. I recommend you reach out to your district council person and share this post. Then ask them for the inspector’s direct phone numbers or email addresses so you can bypass the administrative assistant who obviously needs a customer service course.