bad bad bad contractor

Gouge, not gauge.

Story?

1. Increases his fee in the middle of the job. Estimates are never final and seem to go up with no reason.
2. Does not follow design. Most errors are impossible to correct.
3. Sends incompetent workers who mess up painting, staining, floors. Really badly.
4. Most important: tries to bully and intimidate a client into paying extra, with fake items added to estimates, just because he feels like it.
5. And take this — tries to get a client (an unhappy one) to invest in his company.
He was reported to Consumer Affairs.

Remodella?!?!! The name says it all, no?

The best money you can spend when renovating is using a residential construction manager.
They work for you, the homeowner. they know how to coordinate a project between homeowner, architect and contractors. They will keep the project on time and within budget. They know how to communicate with all parties.

Always check references of contractors. Go look at work they did recently. Talk to their previous clients. Ask about chnage orders (were there many or not) did they come on budget, time, did they work with the building or the management company before. Do they have an actual office. Do they and their guys speak English so you can comunicate. Meet the foreman that will be on teh job. Do they use sub-contractors or do they do the work themselves.
Don't be shy to ask question.
Eran Sinai, President GHI Construction Group, Inc. www.ghiconstruction.com 212.491.1181

inquirer: I feel for you. Many contractors are crooks and are just looking for ways to rip you off.

He did not get far with me. Just warning people. And his references were OK, although I didn't speak with any of his clients. My excuse was that I was in a rush right after the closing.

That aounds like my contractor! We are currently experiencing many of the same issues:

- modified in wall gas lines without owner's consent and knowledge and now the work triggers a Post Approval Amendment at the building department, causing delays and additional cost

- does not meet the agreed and confirmed schedule on regular basis

- poor quality, lots of mistakes

- over charging

We don't feel like we have much options as we dread the idea of firing the guy and potential hefty cost of litigations, new contractors, and long delays. We feel so intimidated and helpless in our situation. What can we do?

bonmik, there won't be any litigation. These types try to bully you but run when met with counterattack. They are conmen and know it. Their stuff should not see the light of day (or a judge's eyes), and they know it, too.

bonmik, what are the detales about him that you feel comfortable sharing? I think I know the one inquirer mentioned.

I offer this for others not yet in this situation: HIRE AN ARCHITECT TO OVERSEE THE BIDS, REVIEW AND ANALYZE THEM WITH YOU, ASSIST IN CONTRACTOR SELECTION, AND TO OVERSEE THE RENOVATION!!! You should not do this on your own. How in the world are you going to know if a gas line is moved properly, what needs a permit, whether the partition wall is being built right, whether you really need that electrical upgrade at the junction box. Order is brought to a renovation by biting the bullet and hiring a qualified architect to do detailed drawings that are incorporated into the contract. Every last detail should be in the drawings and then if the drawings are deviated from it is clearly the contractor's problem. The contract must state that every deviation and alteration and change order must be in writing. Weekly meetings between GC and architect must occur on site 1-2 times. As the owner, you should be on site at least once a day if possible--twice if you can. I recommend once at the end of the day to inspect, identify issues and prepare notes to convey to architect that night. In the a.m., if you can stop by, do so to see everything in the daylight, chat with the crew chief to find out what is going on that day, ask about any problems, basically stay on top of everything.

Kylewest,

I am curious, what is the ballpark cost for hiring an architect to do what you stated?

Thanks!

Kylewest,

Our job isn't so big - about $40k, so we only hired an architect (referred by the same contractor) for building permit drawings. The details were only drawn for permit and not for construction. There were many things we though we could figure out as we go but it's turning out to be sources for conflicts and mistakes. It's ironic to think about my added cost is almost comparable to the premium of hiring an architect at 10% fee. Our own lessoned learned is to get very specific at contract negotiation if the peoject is small like ours. Learn how things will be built and get it on paper. The signed contract should include a construction schedule and requirments regarding informing the owners on delays, mistakes and accidents.

Your comment on owner being onsite is spot on! There are just so many things my contractor either mis-interpret or simply ignore in his directions to his crew.

As we haven't paid him for this phase of porject completion, we hope to use it as leverage to try to get these issues resolved.

Any one have thoughts to share on terminating a contractor in the middle of the project?

Any thoughts on what to do when a contractor performed unnecessary and perhpas illegal work? Would getting the co-op building engineer involved help or hurt the situation for an owner?

bonmik, I'm going to demure on offering specific advice here. Sorry. But I think you need an attorney to offer some guidance before this gets more out of hand.

I interviewed 3 architects on one designer. I was uncomfortable with percentage-of-the-job based fee structure some used which ranged from 13-18% of the total job cost. I saw no justification for paying an architect or designer more if I purchased a Wolf stove than if I had purchased a GE. Nor did it seem right to pay more to an architect because I chose one door knob over another. The firm we went with was found through some business contacts and offered a flat fee rate divided into four part: (1) design concept drawings (2) filing and bid/construction drawings, (3) job oversight, and (4) expeditor and filing fees.

The architects fees (including expeditors & filing charges) came to 11% of the job. For our high-end one bedroom reno, I used a separate kitchen company that designed and constructed the millwork and I purchased the appliances, lighting fixtures and bath accessories (little shelves and whatnot). All else was done by contractor.

Contractor's contract with us was detailed and incorporated a very detailed set of drawings. Nothing was left open for interpretation. Everything down to hinges, faucets, type of wall paint to be used, make and model # of the mouldings, door thickness and panel design, were specified. By paying up front for drawings like this, the job stayed within about 3% of the bid.

LESSON: No matter what the job size, YOU MUST have drawings that settle every aspect of the job. The architect is responsible for the measurements, the GC is held to his bid for anything in the drawings. Change orders must be in writing so there is no dispute later about whether a deviation was requested. NEVER JUST GET A BARE BONES SET OF DRAWINGS FOR THE BUILDING ENGINEER/BOARD. Many GC's and designers will tell you that you don't need detailed construction drawings for your job. THEY ARE WRONG and it is a recipe for problems.

Bonmik, I feel your pain I have a friend who is going trough the same horror at her place in the UWS. I have to say dealing with contractors is one of the reasons why renovation is not for me.

I'm a contractor.
My Company is PDM Construction Group Inc.
I'm very disappointed about contractors...In the City there are several ""contractors"" that they use low skiled workers,they promise short delivery times and they finish with never ending story.

If they tell you ....OH this job....easy.. pice if kake...give to me a 50% deposit and I'll finish in few weeks...... STOP and think>

They help you to design your house??? they try to save you many???? There are a lot of ""not very onest"" of them. There is one on this web site that do exatly the reverse of what hi sais....

We loved our contractor - like anything, check references (we called 12 seperate references who had used this guy over a 3-year time frame).

Mr. PDM should spell check first ;)

OTNYC- Care to share this wonderful contractor's name and contact info?

to Mister zberlin; I'm lerning english....sorry.....

GREAT CONTRACTOR = GINO = LICENSED INSURED AND EVERYTHING ELSE = 917 806 7470

TELL HIM REFERRAL FROM LEE @ 58 WEST 58.
HONEST HARD WORKING AND FUN TO DEAL WITH

Quick tip, always work it out in thirds...

1/3 deposit (or less if you can)
2/3 once almost all of the work has been completed
full payment upon completion of all work

Anything else will usually get you into trouble. Also have a timetable that the contractor signs and is responsible for keeping with some penalty otherwise. Be reasonable about the timetable, most of these buildings give contractors a real problem

imom - email me at otnyc1 @ gmail_._com and I will be happy to share.