RENOVATION & REMODELING by: Dean Jarvis CGC/CGR/CR/CFM/CKBR/GMB/CGP/GMR Florida Renovators, Inc.
RENOVATION & REMODELING ARTICLE DATE: JULY 2009
BY Dean Jarvis CGC/CGR/CR/CFM/CKBR/GMB/CGP/GMR
REMODELING IS A PROCESS, NOT A PRODUCT!
All remodeling projects are NOT created the same way! Remodeling is a process of gathering and establishing information for determination and approvals of the owner. Renovation projects are as different as the owners they serve. The process of formatting and documenting existing conditions for redesigning and adding on to homes and building is not for the indecisive client. A design/build specialist that is perceptive in grasping information and directives and who understands how to process the information in stages is important to a successful project. This involves a lot of effort for considerations from the building owner. Like construction cost design, considerations are never apparent UP FRONT.
COMPARABLE SCENARIOS
Choosing a design/build specialist is as difficult as deciding on a heart surgeon. All contractors are not created equal! All consumer groups tell you to get it in writing. Documentation is everything. Watch out for good feelings and “this will be wonderful” statements. Only what is in writing counts. This is a bricks and mortar effort that is expensive to modify and change as you go. So it’s imperative to document the planning effort as much as possible. A good design/build team has a basic written design plan.
THE DESIGN PROCESS
Designing accomplishes many things. As built plans drawn with detail and to scale give an overview of the floor plan from a birds I view. Floor plan changes should be considered from a livability function first. Critical inches define space used for bathrooms, kitchens, bedrooms and living areas. All designers are not the same. See FRI (Designers Responsibility requirements). Designers, architects and engineers work for the building departments. Here is your permit, please pay me. Design cost is the best money spent because it establishes specifics to define the work and saves the owner money by delivering a quality project. A design/build team should be able to show examples of completed projects.
THE FLORIDA BUILDING CODE
THE FBC is more prescriptive than performance driven, and contains numerous safety and fire codes. Entire sections are devoted to administration and engineering requirements. The design professional is required to document specific wind loads and other provisions. Mandated retrofits are required of existing structures. There are 5 levels to the existing building code. Some electrical upgrades are mandatory. Local zoning and flood ordinances are required in every municipality.
CONSTRUCTION COSTING
Like designing, cost comes in stages. Preliminary or budgeting costs are not comparable! A complete set of working design drawings coupled with specifications and a written scope of work is necessary when trying to accomplish project costing. Framing plans, structural details, HVAC, Plumbing, electrical, interior design elevations, foundation and engineering requirements and product approvals of specified products is paramount to achieving complete project costing. A lot of contractors throw out numbers based on NO DOCUMENTATIONs, beware. It takes work to compile specifics for costing. There is no such thing as a FREE ESTIMATES. The word Estimate is a vague subjective term. Everyone wants cost, but cost for what? Building officials and insurance companies don’t know cost. How much per square foot? How much for red cars? How much a pound for cars? Cost is arrived at. Cost is not known in advance!
MATERIAL & SPECIFICATION SELECTION
Most often contractors will use cost allowances not defined in the contract. These items should be defined before being implemented. Finish and fixture cost can be of any amount. There is a big cost difference between installing tile versus installing marble and stone. Every effort should be taken to define finishes and fixtures because it affects cost, time, preparation and coordination.
TIME & SEQUENCE OF CONSTRUCTION
How long will it take? When will it be done? Doctor, when will I feel better? Do you have everything ordered? Do you have every fixture decided? Have you changed your mind about anything?
Construction must be done in a sequence that is cost effective. An experience contractor manages the coordination of the trades and works on a timely basis, otherwise, cost s are escalated. Who pays for wasted labor time?
CONTRACTORS OVERHEAD COST
Its cost a lot of money to operate a construction company. Insurance requirements are mandatory! Government and insurance companies tightly control contractors thru licensing requirements.
Workers Compensation, General Liability Insurance and Federal Labor laws a large impact on how contractors operate. Contractors have to train, manage, provide tools, trucks and equipment for employees. Labor burden rates can exceed $35-$85 per hour for certain types of work. It is cost effective to plan the work to get in and out and not waste Labor Time.
IN SUMMARY
Spend the time and effort to facilitate and document the project and you have substantiated CONSTRUCTION VALUE!
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