Ok, so I'm currently starting on my 4th flip as well as updating my own personal kitchen in my home. I have come to realize that most of my experience with contractors is pretty terrible. I understand the whole getting a deposit and portion of funds upfront I really do. However I find these folks to be so unbelievably unprofessional. I need to draft a contract of some sort. Any suggestions for doing this? For example yesterday I had an electrician come to my house to swap it the electrical panel in my home. We didn't have a meeting time specifically, but I had to run out to another project because something came up. I was not able to make it back to the house where he was doing the work. I'm crazy busy this week. So I sent my assistant to instead drop off his deposit into his bank account. When I got home super late I realized that he had left half of my electrical off, my fridge which we moved to another part of the house was left without power. I mean really?
When I asked him why he hadn't plugged it back up to some power (which we did have some outlets working) he said it was because he didn't get my deposit on time. This is probably the last time I will use him. In the last 2-3 months I have probably paid him close to 5-7 k for his services.
I guess I'm tired of being left with the trash. Them leaving my house not as they found it. How do I type up a concise document that I can have them sign prior to them starting any work on any of my projects? Any samples here on this forum?
Honestly, they're just going to laugh at the document.
I've never paid for services or put up a deposit up front. If they treat you wrong, you treat them accordingly. Find a group that you can work with.
One thing I learned during a very short stint working with a friend as a finish carpenter is that folks tend to work in groups. A good finish carpenter is going to be able to refer you to a good tile guy and a good HVAC guy. That HVAC guy is going to know a good electrician and a good plumber (if they aren't one). That tile guy is probably going to know a good general contractor. It goes on and on.
If you are in a new area where you don't have those relationships, then (honestly) find a property manager or general contractor that's been in the business for a while. It's going to cost a bit more, but it sounds like you're short on time. When you're short on time, it's time to pay someone else for there time and their knowledge so you can focus on what you need to do to be successful and profitable.
You come at it from the opposite direction. Once you find contractors that meet your requirements you use them exclusively. A relationship is the only way to achieve your goals. Initially they must all be supervised by your GC.
Assuming you have the volume you create your team that will understand and consistently meat your expectations.
Maybe that's the problem. I'm trying to find all these folks and manage the projects in my own at this time. I may have to move away from this even if it cost more money.
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