Should I use a handyman or a contractor?

Question

Hello BP, it's been quite some time since I have posted. I finally have a project I'm working on!

I have a project in San Francisco CA but the general contractors charge so much. I have a few questions as a first time rehabber...

About the project: It is a SF property that is permitted for a full renovation of the existing living space and a garage/basement conversion. I will have a GC take care of the "major" things (I don't really know what is considered major).

I looked all over the internet but cannot get a good grasp on my questions. My questions are...

1) What can a handyman do instead of a licensed contractor?

2) Can a handyman do projects that require building permits?

3) Anything else I should know about using a handyman?

Thank you in advance!

Max Gradowitz · Answer

1) Handymen typically do minor work. Replacing door knobs, shower doors, faucet knobs, garbage disposals, etc.  They are great for landlords because minor stuff goes out all the time on renal properties.

2) For anything requiring permits you want a licensed contractor.  They will know how to pull permits, that's why they are a reputable licensed contractor.  DO NOT use a handyman to do unpermitted work that requires a permit.

3) Use them for minor stuff.  Contractors for major stuff, permits required or not.  Pretty simple.  Without more details, it sounds like you will want a contractor for your project.

Chris Brown · Answer

Hi @Ken Truong,

In Atlanta, a handyman could be a contractor if he can pass the GC test and pay for the insurance. What he can do effectively and proficiently depends on his level of experience. You may have a little more comfort level with a licensed and insured GC as he has more at stake, but not necessarily more experience or knowledge. I know some great handymen that can do pretty much anything, but they don't want the hassle and expense of being a GC.

Again, in Atlanta, a homeowner can pull permits they are performing the work themselves. If you have work that requires a permit, you will want to make sure whoever does the work understands and can implement the code properly to pass inspection.

I think people get too tied up on the handyman/GC title. The title alone will not put ones work above the other.

A good GC will handle much more than just doing the work. He will schedule the materials and workers, pull permits, provide you with discounts on materials, be on site as needed to make sure work is going as expected, provide insight on renovation aspects, etc.

In my view, if you want to act as GC, then a handyman is usually sufficient, depending on the level of rehab. If you want to be hands off, I would recommend using a GC until you are comfortable doing it yourself.

Best of luck.

Chris

Account Closed · Answer

It just depends on your spread, how comfortable you feel managing the project (and amount of time you have in your hands), and type of project. You learn a lot more when you manage the project. Contractors either charge you overhead and profit or just inflate the prices for all the work required.If it's a cosmetic rehab, I wouldn't even bother on hiring a GC. They can charge anywhere from 10-15 % of the project cost for overhead and profit. This doesn't leave much room for profit on homes priced under 200K IMO. You can still hire licensed subs for roof, HVAC, electrical and plumbing but you would essentially be acting as a GC.

Matthew Paul · Answer

Handymen and contractors charge the same . The only difference is  that 1 handyman is there for a day and charges $ 500 for the day .  and a contractor sends 4 guys and charges you $ 2000 for the day .

Amit M. · Answer

@Ken Truong hey Ken, I’ll be starting a gut renovation on one of my units in San Francisco next month. Let me know if you find a decent GC that you like. We can compare notes. Cheers

Ken T. · Answer

Thanks for all the info guys.

I will hire the GC for the work that requires permitting I'll leave the tiny tasks to the handymen, limit them to only the finishes. I am learning how GCs work so that the next project I can be less reliant on them.

We start this week!

Charlie DiLisio · Answer

I do My own work but utilize sub contractors for things I am not proficient at.  I have used them for many years and trust them to watch out for my interests.  GC'S typically hire subs and add on to their bids.  I prefer to be hands on and it works very well for me.  Good luck.

Should I use a handyman or a contractor?

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