We are slammed right now, thankfully, and have been busy for the most part for the last 2 years other than last January and February.
In this last few years, we have had to change subs periodically because of reaction time. Is this normal in remodeling? The last new custom we built was in 2011, these are all remodels, commercial TIs and boat docks.
My main issue is with MEPs. In Texas, these are licensed trades. My men cant do them.
During remodels, we often run into plumbing and electrical issues that are unforeseen, but we budget for contingency. My problem is my sparky and plumber are always a few days out. I am not willing to shut down a remodel and jeopardize my schedule for the wait. I generally call the next guy on my list from the HBA when I get a negative response.
I am not upset with the sub, I just need the work done so I can move forward. I always recommend my subs to other builders, and provide a good deal of work to them. I dont use multiple bids for my trades in my bids unless im looking for a new sub. I use my guys numbers. In short I am loyal to my subs as long as they are taking care of me.
What happens is my #2 becomes my #1 because I feel it isnt right to award my good projects to one sub while one is going out of his way for me. Ive changed electricians twice in 3 years because of this, and plumbers once. I dont hold it against them, I just dont see any other way on my end other than screwing my client. To be fair, I am not a handyman, but I will send my painter to their jobs when then need a patch done for their clients.
Now my sparkie is taking care of me, he often works late to knock out surprise events. Im not talking about I forgot. I am not perfect, but I am a good scheduler. I expect an after hours bill. Im talking about I tear down a wall on a 2 week remodel and their are wires coming up through the floor unexpectedly and I cant just cap them temporarily.
My plumber is always three days out. My #2 is busy but is making time for me. I have a custom my dad is designing, and half a dozen additions and as many remodels on the books. Im leaning towards #2 for the bids. He has been getting my crap work for 6 months. His capabilities and knowledge and excellent and on par with #1, and his pricing as good.
It sucks, because #1 is now a friend and has always been trustworthy. I know he will be upset. But business is business. I will make my decision based on my own situation, but thought id ask how other GCs handle this?
Sure was a lot easier when we were just doing new. My dad had the same subs for decades.