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General Contractor-HMFIC
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Discussion Starter · #1 ·
I've been approached to renovate two buildings. One of them is fine, just needs a lot of repair and updating. The other, however, is a nightmare.

The building is failing at least on the east wall. There was a fire on the unit adjacent to it and it was demolished. During demolition, the contractor hit the party wall with a loader thinking it too was going to be removed. This occurred in 2009. I spoke with the engineer who did the insurance work. I was there 3 days ago and there is separation in east and north corner, buckling at east wall, and from top of parapet down to about 13 feet, it is leaning outwards. The engineer says that none of that was occurring in 2009, but it still was significantly damaged back then.

The client wants to make the inside habitable. They want the roof replaced, complete remodel of interior and MEP. They do NOT consider the structural work as part of making this habitable.

This building is to be an apartment for their daughter as well as her studio. I want to tell them this is going to be a very expensive coffin for her.

A little background on this job. This is in rural Kansas. In the town this job is in, there are NO codes, permits, or licenses. I have several licenses in various jurisdictions in four states around me. Some handyman is going to end up with this job if I or some other legit contractor don't and kill someone. I'm concerned that if I don't do one i won't get the other.

I really could use these jobs but don't want to kill someone. I couldn't live with that.
So, in other words, HELP!
 

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There's no way I would touch it without addressing the structural issues first. I wouldnt want to be held accountable for it if anything were to happen and someone gets hurt.
 

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Finishing Carpenter
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The structural issues are a huge red flag. They don't want to spend money on it, that will cost you down the line when the building isn't passed for occupancy.

If you do go ahead get an iron clad contract outlining the structural issues that you've found.

Kinda like standing on the edge of a Volcano, you might make it but most likely you'll get burned.
 

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Have Trowel, Do travel
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909 Posts
I would do the easy one fIRST, then pull out siting the hazzards you mentioned. Easy
 

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General Contractor-HMFIC
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Discussion Starter · #5 ·
Thanks so far for the comments.

There are NO inspections, permits or building codes in this town. I am not kidding. I am not used to this as I spend a few grand a year keeping my licenses current. I am tempted to give them a bid for what they want and get my lawyer buddy to draw up a contract to cover myself with the structural issues.

The client thinks 40k in remodel is going to polish the turd he got with the other project and wants to piecemeal it. Me and the other guy from a competitor that was there both laughed and he was nice enough to break it to them that the electrical alone will take care of that.

Im almost sure these people are just kicking tires and will most likely go with Pete in a pickup working for $10 an hour looking for a nice steady stream of meth/beer money.
 

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Have Trowel, Do travel
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909 Posts
Why is it that I am not surprised by this?

Andy (the dick)
laws are a bit different around my parts,
the contract don't mean crap.
a GC can stop any job in which he has questions of structural soundness.
and legally break the contract if client does not respond to the GC's questions, change orders, etc..., and be fully compensated for all works done to date, And be compensated for any and all damages because of stop order.
i am not surprised at all by YOUR remarks.
I by law, am liable for any and ALL damages for 10yrs. after works finished.
in exchange I as a GC get final word, over that of the engineers as to how i perform my jobs.

you on the other hand?:whistling

this job i would gladly take and not be worried at all.

bruno aka "the dog"
 

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If he thinks that 40k is enough to do everything and you think that's just enough for the electric, you aren't getting this job anyway. Don't waste your time.

But tell him about the structural issues.
 

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So there is no permits, inspections, or code enforcement in this area. Cant do anything with that, but I wonder what an insurance company would have to say about insuring the structure after it has been cosmetically remodeled but structurally is failing?

May be able to use that as an angle. Telling them that no insurance company will insure the structure without the structural work being done (if that is actually true).
 
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