It cost a lot to be a licensed contractor. The state and insurance companies have their hands in our pockets. Contractors are bearers of bad news. We add things up. We include hidden items the owner doesn’t think of. We have all cost on our shoulders. We also have the responsibility guaranteeing that the project gets completed. By federal law, contractors have to manage and train our personnel.

People who don’t work with their hands are critical of those who do. I always ask the client if they have hired a contractor before and been thru a remodeling project. The client has high expectations. Most people have never had to make payroll. Getting employees to be responsible and productive is a contractor’s nightmare. Cost of liability and workers compensation, FICA, training, lead paint, OSHA, safety gear adds up to a lot to the LABOR BURDEN RATE. The skilled employee cost a lot to keep going and must be productive. The productive hour includes company overhead, owner’s compensation, tools, equipment, office personnel, training, all insurance cost, all vehicle cost, etc. Contractors today have to put up with employee drug use and alcoholism. I don’t hire anyone with a back pack riding a bicycle without a drug test. Even in today’s economy finding qualified help is a problem. Employees don’t come pre-trained. With over 700 employees thru the years and as hands on contractor, I have stories to tell.  I tell home owners that there is nothing you can think of that I haven’t done! If only I had a clone.

Depending on the project, there is day after day after day of activity. In renovation work, you have to take the building apart first and prep the build for construction. You cost a lot of money- you get a lot. Home owners tend to simplify everything. Contractors are required by law to protect the public, work according to code; regulations approved plans, specifications, scope of work, and a contract. Then provide a warranty for everything for a year.  What warranty do attorneys and doctors provide?  Contractor competition is not an issue, comparable scope of the defining project work is. Remember the design professional is working for the building department. Here I got your permit!

Most multifamily buildings come in various sizes and several stories tall. Insurance requirements, building code issues and maintenance problems can be a full time job. Site drainage issues, elevators, fire sprinklers and parking issues command the president’s time on a full time basis. A written maintenance program along with existing construction plans documented and updated establishes a history report of activities that provide sustainability and saves money. I always suggest photo graphing all work that maintenance workers and contractors do. Establishing a photo report of repairs makes it easy for condominium managers to understand what has been accomplished. Having a written plan of maintenance activities establishes budgeting and systematic guidelines for taking care of the property investments.

There are constant changes in the existing building codes (there are currently 5 levels). National Fire Protection codes and life safety codes are also constantly changing and being updated. Insurance industry and the building fire regulations mandate changes in the codes. After a fire inspection, some insurance companies require modifications to the building to maintain current policy rates. Two main differences in multifamily as far as codes and insurance cost are, protected and non-protected structures. Many buildings built prior to 2001 Florida Building Code might have certain code deficiencies. These deficiencies are subject to interpretations. Show me the written requirements!

Other regulations that effect existing buildings are Lead Paint CFR 40, part 745. Any building built before 1978 require a RRP certified contractor that affects more than 6 square feet. Flood regulation can change in certain communities that might affect your project. Watch changes in the local flood ordinance and CRS ratings.  If mapping changes take place beware! Wind mitigation should also be understood. What wind zone is your project located in? If your building is more than 30 feet tall there is a 21 percent increase in wind force at the top. All outside material changes must have Florida Product approvals and permits. What is the flood zone designation for your project? In Florida, insurance carriers are required to have mitigation discounts for certain compliant structures. How was the building built and when, which tells us under what code! Ask your insurance carrier for their forms. Remember, only licensed professionals should fill out insurance inspection reports. So many times I talk to project reps. to find out they don’t know what was done and when. Document, document!

You see this on the side of contractor’s trucks, what does

Design/Build mean? Design/Build is a coordinated design costing process managed by a construction professional that has the capacity and the knowledge to establish project documentation on cost value basis in a presentation format to the project owner for design consideration and approval.

The construction professional has a coordinated relationship with a design professional or has a design professional in his employ. Some construction professionals have design capabilities. With the advent of computers and software construction professionals can accomplish design and redesigns of existing buildings. Just because you have a computer, software or a pencil doesn’t make you a designer.

Designing and redesigning buildings is a discipline that employs livable functions, architectural principals and livable space planning that result into architectural aesthetics and balance?

Normally the project owner receives an understanding of efforts that are undertaken to achieve valued design documentation. Design directives are usually formatted from a grocery list, or wish list of owner considerations.

It is the responsibility of the coordinating professional to establish design directives with approvals on a systematic basis (we need to go forward and get some were). The owner (usually the project owner or a subordinate) is looking for cost. Hey, I just need an estimate! The owner doesn’t want to be bogged down with decisions and is focused on cost. The design coordinator usually is trying to define the work with the understanding of code compliance, engineering, design approvals, specifications, and established scope of work. The owner of the project might not be necessarily savvy to the approval and document processes. The coordinating professional needs to read the project owners directives and objectives. Sometimes the owner vacillates on specifics and has unplanned objectives. The experienced coordinator prepares an outline of design/costing sequences. Hey, have I got a price for you! What price would you like?

I have often said.  ”Cost should only be based on specifics.” Mr. Owner, what is it that you want? The owner needs something tangible between himself and the contractor, otherwise it is best to give range costing.

I am getting bids, bids on what? I am getting bids from three contractors. Based on what?

There are two ways to go. Either design/build, or provide bid documents, period. Some contractor’s throw out numbers. How about $43,576.80? How about $42,600.00? The contractor will just leave something out.

Have I got a price for you!

The design costing process should be paid for on an exclusive basis by written agreement. The agreement should establish elementary wish list of design directives. The directives from the owner should be accomplished to a certain level, established and approved to have cost ranges and budgets accepted by the owner. Remember, every project is different; every process is unique and different. Every owner processes information differently.

Beware of indecisive owners who throughout complex specifics without thought or contemplations.

After design concepts are approved, and budgets are accepted, further definition and approvals should be accomplished.  Construction professionals should sell documentation not construction pricing.

Failures in this process result in contractual issues that haven’t been defined! Changes and extra’s with additional time result in undocumented planning!

This is not a Television Show!!!!!!!!!!

Lazy simple minded people should not attempt remodeling and building endeavors. Planning is paramount to a successful project. You don’t walk around a building and make design decide ions. Design decide ions are made from plans formatted of existing buildings or from site conditions established by licensed surveyors. Sometimes you need both. Some design professional fail to properly document existing conditions thoroughly.  You have to document what you got before you can redesign existing buildings. The designer is responsible for implementing the owners design objectives, building codes requirements and other regulations like zoning and density requirements.

Contractors should be diversified to stay busy. One niche is not enough! Building room additions take time to design and get approvals. Installing windows, doors, and roofing are apparent exterior finish upgrades. Kitchens need design work and finish considerations. Invest in knowledge and capabilities.

The articles I write are about contractors and home owners that want to remodel. These are pertinent aspects to discovering what is important and how to accomplish a systematic approach to getting remodeling done. This information comes from firsthand knowledge of hard knocks of dealing with home and building owners rebuilding and modifying buildings for 35 years. This information also comes with dealing with other contractors when presenting continuing education requirements for the state of Florida.

Diversification is key, in this economic climate. Remodeling and renovating is expensive. Hip shot deciding on a simple basis is a detriment to successful remodeling job. Everything I talk about in these articles is about planning. The next aspect is coordinating, control and understanding sequence of events necessary to complete the project on a value basis. Example: Floor covering is last. Demolition and preparation is first. Get the structure together. Get the building sealed in. Get all electrical, plumbing and HVAC completed, inspected, fixed and working before drywall is installed (point of no return). Understanding how interior finishes are applied, installed and coordinated. After all, this is hard money and NOT a TV SHOW.  I am sharing my experience. Unlike the Spam idiots,I am not selling anything ,but information! 

TV shows don’t plan. They show kayos for public entertainment. Setting goals? You can’t set goals, why, because we don’t know what we are going to do. After surgery when will I feel better? How much will dinner cost? It depends on what you will order and eat. Defining the work is a PROCESS. How much will it cost? Cost for what? I have written a sequence of events that need to take place. Every project is different and unique. You will not find your project in a magazine. Make a list of all objectives (wish list). What is it you want to do? Prioritize your objectives. After design consideration based on existing plans and conceptual, budget the objectives list for preliminary considerations.

I was green for over 30 years and didn’t know it. In the late 70’s I got energy awards on new homes I built. In the early eighties I installed geo-thermo, heat recovery systems and I built solar panels for water heating and install solar glazing. In the nineties I started using light gauge steel for residential framing which is recyclable, lighter, stronger and more durable than wood.

What is green build? Having been in Florida for more than 40 years and enjoying the weather, I see the changes to the environment.  Green is concept of conservation value & efforts. No one likes to write checks to the power company. Green is energy efficiency. Green is efficient construction efforts. Green is natural and durable sustainability. Green utilizes recyclable materials. Green is cost effective. Green also recycles used materials.

TO BUILD GREEN IS PROPER PLANNING

Remember, electric power is not the only cost to a building. Building permanence and insurance cost are a prevailing cost as well. It is also important to document specific construction upgrades, both for value considerations as well as mitigation initiatives. Homes can be REBUILT. Homes can be recycled. All buildings can be recycled. Demolition material can be recycled and turned into electricity too. Banks, government and insurance companies don’t necessarily understand construction, therefore documentation and presentation of specific green specifics are warranted. The building owner want specific cost savings laid out in advance because simplistically the owner is looking for a quick obvious comparable cost analysis. Sometimes that is not always apparent and subject to ulterior conditions!

FORMULATING A GREEN OUTLINE

What are the construction elements of green build?  A list of important consideration should be outlined and budgeted.  A brief list of GREEN BUILD questions should be considered.

A SYSTEMATIC APPROACH TO GREEN BUILD APPLICATIONS

Documenting value?  How much does it cost? How long will it last? NAHB published a list of life expectancy of mechanical systems and finish longevity.

Factors that could be considered for outline

1. Initial implemented cost.
2. How is the system utilized
3. Durability factors
4. Environmental exposure factors
5. Abuses and maintenance factors
6. Modification and installation elements
7. Finish installation cost
8. Function, durability and value are not always equal considerations

Building owners questions and statements on green build considerations

1. What kind of roof do I want?
2. How much more should I spend on my HVAC efficiency system?
3. How will it look?
4. How much insulation do I need?
5. What kind of windows and glass do I need.
6. But what will it look like. It’s got to look good
7. I want my cake and eat it too.
8. I can only make black or white decisions!
9. Engineering analysis takes time and documentation.

What to do first

1. Fact: You can’t change what you got until you establish and document what you have.
2. Fact: What is in the building? How is it made? How much insulation is in the walls and ceilings? What kind of equipment is in the building? Has panel loads been established?
3. Fact: How much glass area? What kind of glazing is existing? Has the orientation of the building been established? How much square footage? How much wall area? How much ceiling area? How many doors? What is the thermo rating of the doors?
4. What is the established design temperature? Has total R-values for walls and roof structure been established?
5. What are the existing heat loads produce inside the structure? Duct work type and condenser distance from air-handler. What is the occupancy loads?
6. What is the average exterior temperature range?
7. Building location? Latitude? Average BTU ratings at Grade?