General Contractors

Flimmer

How do you ensure that your subcontractors get started one after another, If the excavation is done how do you keep it rolling to the mason, to the framers, to the electrician, etc without to much downtime on that particular job?

I would think that you have it in the contract that you sign with each sub. I just don't know how you word it for the sub to be happy as well. I don't imagine that the sub is just sitting Idle waiting for his part of the job to start. I also understand that If I have a large schedule I could also keep each sub busy enough that they would be happy. But I am thinking about a start up company and the struggles they need to be aware of like this.

Sub-contractors please chime in as well on what you do.

Thanks, Flimmer

Cole

The key is to not call the subs in until everything is ready for them.

the real answer is: site superintendent

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mdshunk

That's the million dollar question. Some guys are better at it than others. My guess is that it takes experience to "feel" how things are progressing and keep the subsequent subs informed on when it looks like their start date will be. Having the house sitting with no one working on it costs the GC money. Having two trades working at the same time causes delays of work and frustration on the part of the subs. Naturally, you can have a roofer and an electrician working at the same time, but it's tough having an HVAC man, plumber, or electrician working around each other in a house. Commercial is a different story. Everyone's working everywhere.

I generally get an approximate start date from the GC. They call closer to the time to get it more exact. If things run longer with the other trades before me, sometimes their job has to get put "back in line" on my schedule, which will delay their project. Some GC's think they can jerk you around and surprise you with a phone call the night before and say "we're ready for you tomorrow". Homey don't work that way. Keep my posted if you want me there in a timely manner.

Keep in touch with your subs as they're working too so that you can call for inspections in a timely manner. Some delays can happen whlie waiting for inspection. This is not a big deal in smaller areas, but can cause headaches in bigger towns.

jmic

Communication, Communication, Communication. That said, to go along with what Mdshunk is saying when we call in for inspection in Greenwich which can be to 1 - 1 1/2 weeks out it creates havoc with scheduling, we try to anticpate and call in advance. But sometimes that bites you in the backside and the inspectors get really ugly. And they have long memories!

Flimmer

Ya joe, I could see the inspector going through with a fine tooth comb when he FINALLY came back.
Flimmer

PipeGuy

You conduct business in such a way as your subs want to take care of you before the next guy. That can mean any number of things - all of which are fairly self-evident.

gutrman

Being a sub that we are, usually no contract to sign with GC when it concerns residential... Commericial and Industrial are almost always done with contracts.

Teetorbilt

I use the 'round table' method. All of the subs are required to be at a meeting (usually held at Denney's over breakfast) and everybody gets to put in their 2 cents. When we leave, everybody is on the same page and only has to complete their part of the job in the time that THEY specified.

I am very fortunate that most of my subs are former high school classmates and most of us have remained close friends for 40 yrs. Even if we're not close, we know what to expect from each other.

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You can't solve you're problems with the same level of thinking that created the problems.

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JustaFramer

Can I sub for you?

JustaFramer

I don't like being told there is a lumber drop and the foundo is still being poured. I personally try to complete all punch before the subs after me start work. I try not to be the guy who's crew bangs out 4 houses and still has alot of punch on the first house.

hatchet

I include a schedule as part of the contract documents. I also explain if there are any problems with the schedule to notify me within 10 days. Once the project is under way - it's a weekly update between me and the subcontractor. I send out weekly updates to the schedule so that there are no surprises. As somebody else said - communication, communication, communication.

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Rich
WIT Construction Co.
Superior MT Contractor

Flimmer

Gutrman, where I work we make sure everything is dealt with a contract(Sub corntract or) it ensures our subs get done what there suppose to get done and ensures they will get paid for what they do.

Flimmer

Flimmer

Thanks for all the great info guys, I would love to hear anyone elses ideas.
Flimmer

mdshunk

There's a builder in my area that uses the "critical path method" of scheduling (popular on commercial work) for residential work too. If you're a sub that causes him to deviate from the critical path on a project, he'll never use you again. Sorry to say, I found that out. No big deal, because my bread and butter is service work and not new construction.

http://www.buildersnet.org/cpmtutor/cpmtutor.html

Flimmer

Md, sounds like your local builder means business. I personally would look at every angle as to why a contractor didn't make scheduled time especially if he did qaulity work, that is hard to come by. Then I would do away with them if it persisted,. But everyone deserves a 2nd chance.

casey344

This is great info, we're heading into our first 'sub-only' job next week. There's going to be a learning curve v.s. in-house labor.

This info has been great.

Have any of you used a simple/effective software utility to help organize scheduling?

hatchet

Microsoft Project and SureTrak are affordable packages ($4-600) for scheduling.. SureTraks big brother is Primavera Project Planner (expensive).

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Rich
WIT Construction Co.
Superior MT Contractor

gutrman

We mainly just do the gutter on new construction with a little soffit and fascia here and there. We give our contractors our pricing structure (x/ft @ 8') and they pretty much know what the cost will be. This saves everyone alot of time. But like I said earlier, when it pertains to Commercial work then 99% of the time we deal with contracts.

Also Flimmer, we own some rentals and are always looking to buy older (in need of work) homes to fix up during times we cannot work outside. I am looking to get into the rentals/fixer uppers at a larger scale. How big are you into this, and what suggestions do you have if any?

I like your attitude and ambition. I too am never satisfied. I am always looking to grow and expand our company.

Teetorbilt

For organization, I still rely on white legal pads and mechanical pencils with standard pencils for backup. Each job has its own clipboard that carries schedule sheets, change orders, reciepts, etc. Not exactly high-tech but the system has never crashed, suffered from a power failure or a variety of other ills that computers are known for.

My motto is that technology has its place, keep it there.

__________________
You can't solve you're problems with the same level of thinking that created the problems.

Albert Einstein

Flimmer

Hey Gutrman, I have 5 houses that I rent out and believe I should have more by now. But, working full time for someone else does not give me the time I would like to put towards my Own business. This is why I believe it makes sense to go into contracting for myself. This will give me the extra time and funds to grow that business.
My advice is basically, I started this about 5 years ago, I've gotten 5 houses and have done one fixer upper, my own sweat equity. I would recommend that you buy, buy, buy, buy as much as possible, being in the position you are with owning your own business. Sub out as much work as possible in the fixer uppers, It took us a year with the limited time to put into it. of course we put a whole new upstairs on the house. Buy low and sell high!

Flimmer