Dumb question - Contractor Talk - Professional Construction and Remodeling Forum

Miller · 06-14-2007, 09:57 PM

Just wondering what works for everyone else on bidding Town home complexes, They r just asking for all exterior trim to be wire brushed,primed and painted . Haven't been there yet just trying to get ideas. To what other methods work for everyone else. T&M or LF or what would be the best way to bid these? Any Ideas would be helpfull.

**Teetorbilt** · 06-14-2007, 10:02 PM

I'd go look at it first and I'm not a painter.

Richard · 06-16-2007, 05:35 AM

YOU tell them how it needs to be prepped is #1. You wont find me 'wire brushing' all day, that's so prehistoric.

Go to the job, determine how to attack it, figure out what you want to make, and give them your proposal. i.e....be a painter

premierpainter · 06-16-2007, 08:00 AM

They will never go for a T&M quote. They want to know where ever penny is going to be spent.

paint_booger · 06-16-2007, 09:28 AM

Include a lot of wording that is vauge and include "... additional work may result in additional charges. All additional charges will be submitted in writing and aproved prior to comencing work."

Hook them with the low price, reel them, then hit them for extras.

Forry · 06-16-2007, 09:32 AM

paint booger- BAD BAD BAD.... don't do that. Makes us all look bad, and I'm not a painter.

tcleve4911 · 06-16-2007, 09:37 AM

I'm hoping Booger was making a funny..............

paint_booger · 06-16-2007, 09:45 AM

I've done a lot of work with associations, and all I'm getting at is that there are a bunch of different voices that want a bunch of different things that no one agrees 100% on. Give them the BASE PRICE, and wait for all extras and complications to trickle in.

tcleve4911 · 06-16-2007, 09:52 AM

Got it Boog.....
Your phrasing was a little off that's all.
This could turn into a contract writing thread.
You are absolutely correct, Boog , that changes and extras are inevitable in our business. It's how you write the contract that sets you apart and assures that you to get paid for each & every task that you perform. Bad contracts are the downfall of most negotiations.

jasper4564 · 06-16-2007, 09:52 AM

what you need to do is , examine the situation and calculate to the best of your ability how many "man hours" you think it will take and how much you want to make after labor and materials and give them a price .
however , you don't want to bid it for exactly what you think your time will be because sometimes we make mistakes in our time calculation because of unforseen things ,so what you want to do is base your price at 33% more than you think your labor and time will cost you

paint_booger · 06-16-2007, 09:56 AM

I always estimate the job, then add in the "10% S.H." charge.

"Stuff Happens"

tcleve4911 · 06-16-2007, 10:00 AM

Quote:

Originally Posted by paint_booger

I always estimate the job, then add in the "10% S.H." charge.

Should be 40% S&H

paint_booger · 06-16-2007, 10:09 AM

Do thinks like charging an additinal $15 per tube of caulk used beyond the quoted 10 tubes. Keep them informed as the extras accumulate, and let them know why it was unpredictable, but cover your but with the extras.

jasper4564 · 06-16-2007, 10:13 AM

percentage is personal choice ,but you don't want to short change yourself , and you don't want to scare off your customer either .

of course you always have these cut throats that promise quality and deliver unsatisfactory work for a cut rate price and leave legitimate contractors looking for another job

paint_booger · 06-16-2007, 10:23 AM

One problem I had was with the painting of each resident's front door. I had notices posted for the dates we would need the doors open, a phone number for any problems and rescheduling, a make-up date for people that were gone ... but there were still about 5 doors I had to paint while closed. These people complained because the doors were brown, we were painting blue, and there was a 1/4 inch we didn't paint around the edges. They wanted to hold-up the payment.

MakDeco · 06-16-2007, 01:03 PM

I do a complex that has 120 units we do 30 a year on a four schedule each unit has corner trim and around windows (cedar) and small privacy fence. I alway came up with my price as how much time it takes to do a unit then came up with an average unit price. some units are bigger then others. I have been doing it for 12 years and haven't lost money on it yet. I do also get some small repair work also which I figure T&M and bill them for it. Once you build a relationship and trust with them they are usually a great job to have. There's money to be made for sure!

BTW - we don't do front doors, I will do them for homeowers for 100$ but most do them themselves (they have to do them white per Assoc rules)

I had a 500 unit complex 10 years also but lost that one to a CO that has illegals, the Assoc was looking for the cheap way out. I look at that place now and all tho they are owned units its looks terrible. Hopefully you can find an Assoc that has some people on the board that understand that good work equals higher property values.

paint_booger · 06-16-2007, 01:23 PM

Amen Mak

Miller · 06-16-2007, 05:58 PM

Im liking all the feed back. Just talked to the lady yesterday and she has 92 units that need all trim to be repainted and she also has 3 other complexes that she said she would use me for. Just looking for a lil advice cause I didn't want to get in over my head and loose my ass. Will be heading out there later in the week to go over details and take a look and get a bid ready for her.

Thanks,

MakDeco · 06-16-2007, 06:53 PM

Quote:

Originally Posted by Miller

Im liking all the feed back. Just talked to the lady yesterday and she has 92 units that need all trim to be repainted and she also has 3 other complexes that she said she would use me for. Just looking for a lil advice cause I didn't want to get in over my head and loose my ass. Will be heading out there later in the week to go over details and take a look and get a bid ready for her.

Thanks,

All I can say is bid it right, worse thing to do is to under bid to get it. Then start it and get in over your head and lose your ass. SELL the job for the price you bid!

Miller · 06-16-2007, 07:06 PM

Yea that was one of my main concerns, since I mainly do simple repaints and some exteriors. Is there a real easy formula others use for figuring out the amount of paint you will need for trim? I have all my other notes and bids for other exterior's just trying to see what other methods r out there for figuring the amount of paint for trim? May be a dumb question but like I have said I usually stick to the 1-2 day jobs and I really don't want to screw my self here. This Definatly wont be the one day job, but could turn into something big and keep us busy for a while.

thanks,