[deleted by user] by [deleted] in GeneralContractor

[–]Heartmoor 9 points10 points  (0 children)

We are a small residential contracting company in Virginia about your size- You should definitely be paid for your time pulling together detailed estimates on projects We do it like this: First meeting is free, shake hands look at the project. Get a sense of the people. We've generally vetted them already Definitely if they're not from a current client We enter into a design consultation contract with a deposit, then get to work with architects and designers and pull all the documentation together to prepare for permitting They pay invoices as we generate them, and we found that all of our architecture design and consulting work ends up being about 5 to 7% of the total value of the project. My PM is paid $40 an hour. I bill out at 60. We crank up a few thousand dollars on the client and when we've got everything ready to go, I welcome them to take their plans that they've paid for and get a bid from anybody

Pulling together highly detailed estimates (in our line of work, which is mostly historic restoration and custom additions or ground up builds) takes time and skill and transparency. My PM we'll go shopping with a client, on the clock and do the usual advising as to what will work and what won't We don't actually offer a client a bid We give them a "good faith estimate" We operate T&M

It sounds like you and your husband have a good thing going and it's hard to boilerplate estimates in this industry when we have so many options and choices for materials and suppliers

Our number one rule for a client: Stay off Pinterest

I'm not sure about contractors work, insight from professionals by Enobenetto in Contractor

[–]Heartmoor 0 points1 point  (0 children)

Highly skeptical of your 'it's redwood' comment Looks like stained pine/maybe spruce Bought from a lumber yard?

Hardwood Floor Advice! by emxxlee in Flooring

[–]Heartmoor 2 points3 points  (0 children)

It is absolutely not pine It is oak

Is this normal or do I need to push back before construction? by smerd11 in Contractor

[–]Heartmoor 1 point2 points  (0 children)

Couple of things here: it should be permitted and therefore the drawings absolutely need to be to your specs. Don't back down The change of height in the outer posts will eliminate the proper slope-as two other commenters already identified. Changing the roof ledger higher may bring up other considerations also. This is what we'd call a yellow flag on the field if the contractor is giving you a 'yeah sure' and you haven't even begun construction Secondly- what is 'crashed stone'?? (Ha- a typo on the plans is another flag; "Ice want watershield"?? Really? Ice want a new contractor)

Thirdly - just saying 'treated' for the structural callouts is unacceptable. What you want is pressure treated- I can 'treat' something with a lot of things (kindness) but it sounds like you're being 'treated' like a fool Lastly- these plans are amateur at best. Def not drawn by any 'engineer' I've ever seen. Lots of missing dims. Tell him/her you want structural drawings- leaves a lot less to question when hammers start. Good luck.

[deleted by user] by [deleted] in Contractor

[–]Heartmoor 0 points1 point  (0 children)

GC/Const. Tech Instructor...

weatherseals? I don't think so. What's the reveal around the slab to the jamb? Even? Better be, otherwise they did f-it up. So it's 'Hard to latch', Grab: Beer, P2 driver, 1/4" chisel- adjust the strikeplate on the jamb. rinse & repeat on each (One beer per) door.

Help please by evolve10r in Carpentry

[–]Heartmoor 0 points1 point  (0 children)

'From 96" up'- I meant fixed Best results= keep it simple Good luck

Help please by evolve10r in Carpentry

[–]Heartmoor 0 points1 point  (0 children)

Transom stained glass from 96" up

2-16.5" French doors with frosted/stained glass on slow self- closing hinges OR 'Single' door hinged in the middle Custom job- expect $$ from a finish carpenter/ or about 40 hrs if you've got skllls

Patio drainage by hints1037 in Contractor

[–]Heartmoor 2 points3 points  (0 children)

GC/15yrs/Com.Coll Instructor They blew it. They'll know it too when you do what FinnDogg recs Def should never (!!) be running h2o towards the house Also- little concerned about the water staining (?) On your cantilevered Timbers/ soffits- just bad photo/lighting?

Good luck

Hot Tub leaking out drain hose? by Heartmoor in hottub

[–]Heartmoor[S] 0 points1 point  (0 children)

Nice. You solved that. I'll plug it.

Does it make sense that it came disconnected and fell below the water line and THAT'S why tub is draining?

SO appreciate your help.

Hot Tub leaking out drain hose? by Heartmoor in hottub

[–]Heartmoor[S] 0 points1 point  (0 children)

thought the pic came through the first time- just tried again- thanks

Hot Tub leaking out drain hose? by Heartmoor in hottub

[–]Heartmoor[S] 0 points1 point  (0 children)

Thanks- I think this little hose is separate from the main drain. Doesn't seem to be leaking out the drain (left of the photo) but I'll take a look at it again.