| Name: |
magator2
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| Subject: |
builders/ subs
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Date:
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1/29/2009 12:00:12 PM
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We are in the middle of what I would consider a pretty major remodel. We are using a price plus contract with our builder. My biggest problem is that I don't believe that the subs are being reasonable with quotes. This is a three bathroom house. Only two of the three will need to be re-plumbed and the kitchen will be moved but still fit into the existing drain system. The plumber wants 16,000.00 for standard PVC plumbing. I think that will be a profit of about 15,900.00 If anyone can suggest a plumber that would like some work and has fair prices please let me know. I don't know if we are getting elevated prices because of our proximity to Russell's high end homes or because these folks have worked those jobs and expect everyone on the lake to have limitless funds. In the last thread someone suggested buying over building. I have to say that if I had it to do again I would not have purchased an existing house. Too many warts that we didn't see until after the purchase.
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| Name: |
Kizma Anuice
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| Subject: |
3 things a plumber knows
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Date:
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1/29/2009 12:32:22 PM
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why don't you get the guy to give you a full written description of what he is going to do that the materials and labor that he will provide. THEN POST IT UP HERE. Any JACKLEG can do pvc and as we all know a plumber only needs to know three things:
1. Hot is on the left
2. Cold is on the right
3. $hit don't run uphill.
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| Name: |
water_watcher
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| Subject: |
3 things a plumber knows
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Date:
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1/29/2009 12:33:26 PM
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and sometimes they do not even get those basics right.
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| Name: |
Maverick
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| Subject: |
builders/ subs
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Date:
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1/29/2009 1:24:13 PM
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There is a gentleman on this site which uses the alias lakeplumber and I have used him before for minor repairs, etc. He is a Certified Master Plumber
Prices appear fair and is a nice gentleman.
I would give him a call his name and number are as follows:
James Waites
(334) 285-9882
(334) 612-9863
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| Name: |
magator2
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| Subject: |
3 things a plumber knows
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Date:
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1/29/2009 1:39:40 PM
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When we bought the house the plumbing was in wrong and they were indeed trying to get it to run uphill. We replaced the plumbing ourselves and never had another problem. Five years later and this remodel and we are trying to do "the right thing" and hire a licensed plumber. I will get the quote and post it. That should be fun.
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| Name: |
magator2
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| Subject: |
builders/ subs
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Date:
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1/29/2009 1:42:35 PM
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Thanks, I'll give him a call. I wish we could put up a five star rating of folks who work in the area. I can bring in out of town talent but didn't really want to do that.
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We are getting to the final stages of a major building project and have considerable experience the area of "self contracting" from several projects over the years. Here are some of my observations.
1.Building a home is a full time job.
2. Subs will try to jack up the price when they think they can get it; many DO think they can get it on the lake, but will negotiate if they know they have competition. Don't tell them who the competition is and you can get the work done for the same amount it would cost away from the lake. The lowest bid is not necessarily the best value.
3. If you have a contractor or supervisor working for you, they often do not press to negotiate; especially if working on a cost plus basis. They have "their guys", and may want to spread the wealth.
4. Get several quotes (in writing) and get several references for every subcontract job; it takes time, but it's worth it. Use homeowners (not builders or suppliers) for your most accurate references on satisfaction. do not hire someone only on what they say or because you like them. Go and personally look at work they have previously completed. Again, the lowest bid is not necessarily the best value. If a bid sounds too high or too low, it probably is.
5. Don't pay for any work that is not completed; you will need to pay a weekly draw to subs, but always keep the bill such that you owe them a little until the very end.
6. Many of the builders and subs that work around the lake are in serious financial trouble; be careful.
7. There are folks out there that will do great work for a reasonable price, you just need to find them. You may need to go slightly out of area such as Auburn or Sylacauga.
8. You, or a reliable builder or supervisor, should be on site when work is being done. If it's you, get educated and know what you are doing and what to look for. This is not something I would recommend for someone without construction knowledge; you don't need all the answers, but you do need to know when to ask questions and get opinions from experts in the designated area (architects, engineers, product suppliers, etc).
9. Keep a loose leaf notebook with names, phone numbers, bids, and notes of everyone you talk to and interview; you will be glad you did.
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| Name: |
Swimmer27
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| Subject: |
Angie's List
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Date:
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1/29/2009 2:32:58 PM
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There is a site called Angies List that rates contractors and the like. You have to join, but it is as easy as giving them your email. I have heard of it for years but never used it personally.
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| Name: |
Swimmer27
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| Subject: |
Very sage advice (NT)
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Date:
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1/29/2009 2:36:10 PM
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| Name: |
magator2
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| Subject: |
builders/ subs
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Date:
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1/29/2009 3:09:29 PM
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This is a good list of advice. I am putting together a notebook as I write this. This is not the first house we have built but it seems to be the most challenging. Thanks for all of the suggestions. By the way, I am printing out your reply to show to my husband. This has been an exhausting full time job. I don't think I have a lot of time left for the older but wiser scenario so I would like for this to go as smoothly as possible.
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| Name: |
Talullahhound
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| Subject: |
Angie's List
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Date:
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1/29/2009 5:22:07 PM
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I checked it out once and I believe they charge a fee to join.
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| Name: |
George
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| Subject: |
builders/ subs
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Date:
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1/30/2009 5:24:40 PM
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I did a fairly big add-on three years ago. The plumber was one of the best subs. Regal Plumbing in Dadeville, 256-825-2139. Hope this is still correct, I haven't talked to him since (which is a good thing). And, by the way, he got it to run uphill.
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| Name: |
bishop812
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| Subject: |
builders/ subs
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Date:
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1/31/2009 8:10:10 AM
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I have been in construction for 20 years. First of all if a plumber said it is 16,000 his profit is not 15,900. Materials cost alot and it depends on what you are doing to determine that. Also a remodel is ten times more work than new construction. Next for everyone who is bad mouthing contractors on what they charge, you probably just got done finishing your big office at work financed with tax payer money. Now you are mad because you got caught and have to pull your office remodel cost out of your 2nd or 3rd home remodel budget. If you want to save money go find some day laborers (hopefully you can comunicate with them)and Juan can probably can do your plumbing and your tile and anything else you need. While the other guy might have insurance (who needs that if someone gets hurt you probably have another lake house you can go to while Juan and his family moves in). So good luck just make sure you hire a contractor that is legitimate.
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Call Terry Freeman. He has just finished our new construction with 7 baths and 2 kitchens and is very reasonable. A great old guy that works with his grandson. They are local on the dadeville side of the lake. His number is 256-825-7738.
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| Name: |
magator2
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| Subject: |
builders/ subs
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Date:
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2/1/2009 1:32:08 PM
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15,900 was meant to be a bit sarcastic. Sorry if that tone didn't come across in print. This is not nearly as difficult as a new build because the plumbing is in place for everything except the actual fixtures, the walls have all been removed and the rooms have not been moved. I am also aware of the price of PVC. Although we are capable of doing the work ourselves we were trying to spurge and pay a fair price for a good job. We do not bring in day workers, only licensed contractors. We are trying to get a local contractor. I have never taken a penny from any other taxpayer and surely do pay my share. This is our home that I am working to fix. We will sell the house we are in now to pay for it. This is two bathrooms and a kitchen. Seriously, would you pay anyone 16,000.00 ? If you would then I would guess that the money you are talking about being able to throw around is based on your personal experience. By the way, I love the carpenters. They are all skilled local talent who are willing to work hard, take pride in their work, and we all agree that they are worth every penny that they charge.
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| Name: |
magator2
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| Subject: |
Thanks to all
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Date:
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2/1/2009 4:48:17 PM
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Thanks to all for names and numbers and great advice. I have made a list of names and plan on asking each to take a look at our project and give a quote (and references). I am fairly sure we can find a local plumber, which is ultimately what we want to do. We have hired an electrician who was our highest bidder but he had experience with our particular problems so we thought he would be worth the investment. So far, he has been a good choice. This is a difficult thing to do on your own and I feel like it is an easier task with the help of friends on the forum.
Hugs to all.
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