Guys and gals, a good friend on mine asked me to take a look at a proposal he received from a quality contractor. Here are the details:
Good friend wants to put a second story on his home. Has plans drawn up and sends them out to 3 local contractor’s. All 3 contractors bid the job and the subject contractor is in the middle. Subject contractor does real quality work, is known to be reliable etc etc. Good friend selects subject contractor but also asks me to take a look at the proposal. I know the subject contractor and really do not want to get in the middle of this but…
The proposal is lacking detail in my opinion. Basically 5 line items, something like remove existing roof, frame and close in new addition per plan, install standard fixtures, price $$., a few exclusions. In the contractor’s defence, the plans call out window schedule and spec out some of the details.
I mention to my friend that it looks a weak in detail and suggest that he ask the subject contractor to add some more details to the proposal in an effort to avoid future complications etc. Any thoughts or suggestions?
Thanks
Replies
Personally, I think a one-line lump-sum proposal is just fine. Anyting more is just a waste of time and paper.
Whenever you are asked if you can do a job, tell'em "Certainly, I can!" Then get busy and find out how to do it. T. Roosevelt
If the plans are highly detailed with all items identified, then a brief proposal is probably OK, but few plans are.... so the proposal needs to be detailed in order to avoid future disagreements over scope and responsibility. However, in a bidding situation, you're asking three people to spend time on the thing when only one will get the job. If your friend is shopping based on numbers, then they should go with the low number. If they're shopping based on other qualities as well, then the contractor should be chosen with a minimal waste of everyone't time... then the person chosen should be compensated for whatever time it takes to flesh out the details. No way a one line proposal is adequate unless the plans and specs are down to the last nail.
Thanks,
My friend already chose the contractor (based on quality, reliability & price ect.) and verbally let the contractor know. The plans have limited details and that is why I recommended the proposal or contract have more detail prior to signing anything etc.... I just wanted to see if anyone agreed or had other suggestions.
Details in writing are always better, provided everyone speaks the same language.
Details on a set of plan 'can' be open to iterpretation.
I can see where the contractor may be coming from, he may have a confident relaxed attitude toward delivering a fine finished product as good as would please him if it were his house, there fore he doesn't see the need to go into great details.
EricEvery once in a while, something goes right!
tharrett- Take a look at the discussion "Suggested Contract Provisions" I submitted a similar question a few weeks back and there are many good postings on the "what should be in there" subject.
10D
The way I see it, more details are to prtect the contractor more than to protect the HO in the case you describe where the contractor has a good track record and the price is already established.
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More detail definitely protects the contractor, who otherwise is open to a client insisting that more and more be done (and provided by the GC) because the contract doesn't have a limit. In fact, to me the most important part of the plans/specs is the list of exclusions, things I'm not going to do.
My response was supposed to be sarcastic, in line with the discussion "view from the contractors side"
Whenever you are asked if you can do a job, tell'em "Certainly, I can!" Then get busy and find out how to do it. T. Roosevelt
Your friend should ask for more detail if he feels that it is necessary but he should also be willing to provide a little more of that detail himself. The contractor may feel comfortable with things as they are and have a track record of satisfied customers using his usual methods. Do you want a nice looking proposal or a nice looking project? I know some very good builders and a lot of subs who are pretty weak on paperwork but do a great job in the field. As long as they can meet the budget, who cares? If they can't meet a budget, this reputation is hard to hide.
Argh, proposal for abcd per plans and "specs".
The contractor needs to write a spec list, minimum.