Sub Trade Bids

North Country

Hello, Id like to introduce myself to this site, I've been a member for approx 3 mos. We are a general contractor and specialize in log style homes. We try to utilize sub trades to a minimum. I am interested in knowing from some of the generals out there what you use for a base figure when bidding the electrical, plumbing and mason portion of the job. I have, until now went with one bid on the job, but it seems they are considerably higher than what i thought. Ex (300. for a builders plug off a main service) My thinking is these bids should be reasonable and also cheaper than a HO rate since the job is sold, if thier pricing is in reason. I use sq. ft. figures in doing my bids and they may not be right, just looking for some input with the other generals out there, without sending a mason, electrician, plumber, HVAC guy to every estimate. Thanks in advance.

Aceinstaller

Hey north country,
where you from?
I love log cabins, though only worked in a few.

You are in a strange predicament, bieng that you are constructing log homes. most of your bids from subcontractors will vary from their normal installation prices due to the different work involved in the log cabin structure.

Bieng a builder, you have the upperhand....... as much as it pains me to say it.

When you have a set of plans, talk to a few of the local sub-contractors in the area. inform them of your situation, and ask them to bid your job. most sub-contractors, including myself, love to find builders to build a good working relationship with.

sq. foot prices vary in different regions, and are also very different between conventional and log homes. You'll have to do your homework on that one. A lot of framers will do prices by sq. ft. in conventional construction, but Im sure that it is a different rate for logs.

Many electricians will bid new construction by the opening and the service.
(cutting through logs and having crews assemble pipe through logs during assembly costs extra)

Heating and plumbing will generally not be as affected as the carpentry and electrician, but usually don't have a rule of thumb for estimates. find a professional with reasonable rates.

Bieng a builder is a lot like bieng a HO and it will take some time to find the right ones.

best of luck,

Ace

North Country

Hey ace, thanks for the input. I would like to explain that we do not do full log, but rather stick frame with log siding and t&G interiors they are the same structure as the conventional stud frame.

pwrpapa

I bet he's from Mi.
The way I know is because people from that state won't tell you that they live there.