It would be easy to say that the mantra of construction is “happily ever after.”
Yes, it is possible to feel satisfaction post-project. This occurs when the design is right and the construction values are high.
But, BEWARE … the path to “happily ever after” can have some bumps along the way …
Indeed, the mission of The Healing Home is to raise the health and happiness quotient. The aesthetics of the home environment helps.
Avoiding pitfalls in a highly subjective process is one of the keys to success.
Authentic Listening, Ideation, and Collaboration
The Designer’s Responsibility: The “trouble” can begin early if the designer isn’t really listening to the client’s needs. It’s sort of like going to the shoe store. If the shoe doesn’t fit, all sorts of problems can arise. A “plan” is, simply put, a comprehensive package of potential. Let’s get it right.
The Client’s Responsibility: If the client doesn’t pay careful attention to the initial design brief, plans may be drawn that don’t quite fit. If the plans need to be redrawn, additional time and cost are incurred. To avoid this bump, compose your “Wish List” in a prioritized format. If you want a new kitchen, say it first. And emphasize it. “I hate this kitchen, not enough storage, clunky old cabinets”, etc. Be sure to list mechanical issues: ineffective heat or A/C; poor water pressure; even “the front door sticks”.
Mutual Responsibilities: Get the zoning/building department information early and accurately. If the county won’t let you build an accessory building due to lot area coverage issues, it is better to know. Don’t waste time and money designing a building that will not be approved for construction. Visit the municipal website to determine the required information. Visit the planning office. No fears here. These are public service environments, ready to support the best interests of individuals and communities.
Plans and Specifications
The contract between the Owner of a dwelling and the Contractor is only as tight as the Plans and Specifications. State what is included in the project.
There are literally thousands of items in every job. Some are covered by building codes, such as framing materials or insulation. Others are included in the overall design drawings, such as windows, doors, dimensions, and plan notations. The rest falls into the category of General Specifications. The list can be quite long.
The best way to get a tight agreement is to describe it as including everything in the Plans and Specifications, except if this is not fully inclusive. The Contractor’s Agreement should not vary much from the Design Documents. If it does (for example, if there is a change of the window manufacturer), there should be a good reason for doing this – such as “we get a deep discount from these guys.”
Buyer Beware: Not all windows are created equal. Do your homework before agreeing to the change.
Unless otherwise stated, it is not the Contractor’s job to modify the plans. His/her job is to price the work as presented – fully and accurately. Lots of problems arise later when the demons of “this is not what I expected” arrive. Homeowners, do your homework. Make sure the person who designed the work is involved in Contract Review. This can get even more complicated when there are multiple bids for the work.
General Contractors and Subcontractors
Most General Contractors these days don’t have employees. With perhaps a supervisor or two, they rely on subcontractors to accomplish project obligations. This means that scheduling work can be difficult if subs have other projects or personal obligations.
In a world where good carpenters are at a premium, the Contractor may not have the manpower available when needed. This can stop or impede progress on any project.
Training good carpenters take time. I used to tell prospective apprentices that it would be 8-10 years before they’d have enough experience to run a project. They will need to learn not only framing and finishing, but also the other trades to have authoritative control of high-end remodeling jobs.
Scheduling has always been a workout. Coordinating electricians, plumbers, sheet rockers, insulators, roofers, HVAC techs, floor finishers, kitchen suppliers, tile setters, and painters to conform to a tight schedule is tough. A week lost here and there due to other commitments telegraphs down the timeline to create extended project windows.
Most of the subs – including the carpenters – are small business owners. Nothing gets done if the carpenters aren’t working or if there is no onsite supervision.
The old adage, “Schedules are made to be broken,” unfortunately applies in the construction/remodeling world. By all means, make a schedule. Get the GC to create a realistic one. Expect changes, expect delays. Good communication by everyone involved helps keep the ball rolling smoothly.
Heed the Weather Gods!
Many times, during larger jobs where foundations are open, or the roof is off, or the whole rear wall is exposed, the Weather Gods rage! A thunderstorm comes rolling through, or a foot of snow gets dumped in November or April. We live in the natural world where weather events are common.
It is important to understand that bad weather usually means delays or damage to exposed areas of the home. It is the job of the GC to anticipate the late afternoon thunderstorm. We batten down the hatches in the event of a deluge and/or high winds. Having a fresh, quality tarp ready and closing up early is just the right thing to do.
A project needs to be safely closed and protected every day. This includes boarding up openings, taking down ladders, and covering stockpiled materials. Also knowing when it’s too cold to work. We used the mantra “28 degrees and climbing” to indicate that it was okay to pour cement or lay block. Roof shingle tabs won’t glue down in very cold weather making them vulnerable to high wind damage. It’s just common sense. And experience.
Inspections
Every trade gets inspected, often several times. A tradesman is not allowed to cover up anything until a building official inspects the wiring, piping, insulation, or fastening.
The Building Permit is closely tied to the Plans and Specs that are submitted for approval. It is the GC’s responsibility to document, usually by letter from the Engineer, any deviation from the stamped plans.
It is difficult for the building inspectors to see everything that is changed in a large remodeling project. They often rely on the reputation of the carpenter or builder to guarantee that things are constructed safely. It is a big responsibility and one that is earned.
The attitude of the subcontractors is invaluable. For example, making sure that the post in the crawl space is directly under the load above, needs to be verified by the chain of command: Contractor; Supervisor; Carpenter, and lastly the Inspector.
Inspection schedules may create production delays. Allow a minimum of one week, perhaps more, for this process. Even a small code violation requires re-inspection and your job goes to the bottom of the list!
Certificate of Occupancy
Before writing the check for the last payment to your GC, get all final inspections completed.
When you take out a building permit, the Certificate of Occupancy (C of O) of the home is revoked. This means it may be illegal to live in the space. Smaller projects provide for living within the building.
Check the code. Living through a remodeling project can be stressful, so be sure to know what you are getting into.
Buyer Beware: Having the final inspections may mean there are fee and tax obligations. Check with the code officials. Passing along a clear title with completed inspections is the responsibility of the GC.
Good Will
The basis for a successful construction project is trust.
The Client trusts that the Contractor will perform according to the initial agreements: cost, schedule, quality.
The Contractor trusts that the Owners will pay fully and promptly. The Contractor will make all of the decisions required to keep the project moving forward in a timely fashion. Often they go into an Agreement knowing that some items remain undecided. This is normal. Project expectations are best kept flexible. After all, we want to be able to make reasonable changes and selections to organically fit the desired result. Honoring these decisions and responsibilities entails understanding and cooperation. This is – at best – a team project and – at worst – adversarial.
Change Orders are a consequence of the complexity of construction, and especially, remodeling. It is hard to anticipate everything. Trust empowers generosity. If we give our best, we have a better chance to get the best, both in terms of quality and personal satisfaction.
When trust breaks down it is very hard to repair. Bills are delayed or only partially paid. Job progress becomes stunted. Seeds of anger develop. Believe me, you don’t want this outcome. Do everything you can to keep the communication open and the goodwill flowing.
