Hi to all on the group....My wife and I are acting as general contractor in building our 3400sq ft house. We plan on using a construction manager but we will be greatly involved in papar/jobsite stuff also. I am wondering what would I expect to pay for a construction manager?
thanks,
Eric

Thats a pretty tough question Eric considering all the variables. Some of it depends on your location in the USA, and some of it depends on how good the guys are in your area. Most contractors that are any good at all will probably be to busy with other jobs and won't have the time to hold your hand for what you want to pay. And what makes you think your qualified to be a General Contractor ?

Well, I am a commercial carpenter with years of experience...plus We both have very good management skills! Why do you ask?

I guess I really don't understand what your trying to accomplish. You want to be the general contractor but yet you want to hire a construction manager ? I thought it was the General contractors job to line up the people and everything else and make sure it gets done. Whats the construction managers job then ?

Woodchuck is right. What would he do?? Is it that you want to try to run things but not be there most of the time? A GC should be there all or most of the time and running things not just gathering subs and thinking that's all you have to do to get the job done. I'm just finishing a job like that and it's a mess. The house is done but no floor in the garage or septic system, the driveways a mess and the owner/GC hasn't a clue. Good luck you will need it. Being in the business you should know better.

Typically a construction manager acts as an owners' representative and works for the best interests of the owner as a liason between the architect and general contractor. They usually get 7 to 9% of the total project costs dependent on the overall cost. A construction manager usually gets involved in $4+ Mil projects. In these instances the owner is rarely on the job site. The construction manager is usually on the job from design/concept stage to thr final punch list.

As a Gc, I have been asked to be a construction manager a couple of times. I have refused because the one time I accepted I did the job as GC without the pay. Save yourself time, money and alot of problems by letting a licensed & insured contractor do the job. Almost all banks throughout the country will not give a construction loan to home owners if a licensed & insured contractor is not in the picture.

Hey Eric,
NDYM is right-on in his reply. Woodchuck & NYBuilder are also giving you their advice.
Of course theirs comes with a bit more
'attitude'. The "leave-me-alone-while-I-spend-your-money" attitude. OR,
"Why are you here on my jobsite" attitude. Pretty typical.
A Project/Construction Manager is all about holding people, (your subs) accountable for their actions, (mistakes as well as bid/cost overuns).
YES, you can accomplish this as the GC; but the dynamic of confronting your subs, plus all the other stuff AND your day job etc...
Makes for a large-type pain-in-the-a_ _.
I used a woman who dealt with the local county building officials as well as the subs. Cookies and smiles went alot further than me showing up wondering why work wasn't being completed.
If you can afford it, hire a PM and let him/her take the heat.

Eric, I understand where you are going with this. My brother GC'd his home and got about 33% more home for his money. However, he did say he wouldn't do it again as the time it took plus the time at his job nearly killed him.

But back to your question, he hired a retired GC that wanted to do some work on the side. Basically said former GC was there for all advice, kept an eye on the help when brother had to go to work and helped hammer and nail alongside brother when applicable. I will ask him tomorrow how much he paid.

But what you need to ask yourself is: Do you have the time to dedicate to being the GC?

If not, hire the GC, because this project WILL CONSUME your life!

If so, I'll tell you tomorrow what he paid?
-Jeff

I disagree with BDA on the point give "me your wallet and get off my jobsite" statement. I work very closely with my clients to make sure they get what they want and need. Then gather the crew to get it done correctly and on budget. I didn't wake up one morning knowing how to do all this, I've been at it for 30 years and in that 30 years I've seen countless cases where the owner/GC jobs turn into nightmares. After this recent job I will no longer takes jobs where the owner in picking any of the subs. Would you have surgery and put together your own team who never worked together before??? I think not. What makes everone think because they walked around Lowes a few times and watched HG TV they now can do what I perfected in 30 years. SSG is correct be perpared for a long bumpy road and a house not done the way you thought it would be done or when it would be done. Do yourself a favor hire a pro and let him do his job.

Eric: DO NOT let others disuade you from undertaking this project, if you have the time, talent and finances to pull it off. You will need some knowledge of residential construction methods, materials and techniques.

In the mid 90s, I hired a general contractor to frame up our 3000 sq. ft. home. He put it under roof and hung all exterior doors and windows.

Then, I went to work. I got bids and designs from 5 local heating contractors, and picked the best design - not the cheapest. I installed a house wrap and moved inside. I wired, plumbed and insulated the structure. I bid for sheetrocking. The general contractor sent me painters. I hired a carpet installer to put in carpet that we bought factory direct. I contracted custom kitchen and bath cabinetry. I installed one bathroom and we moved in.

Over the next 6 months, I installed three more bathrooms, hung all interior doors and trim, installed lights and outlets, kitchen sink, range, dishwasher, oak staircase, etc. I bid the brick and then, installed soffit and facia, etc. I hired a hired a machine and operator to level the lot. I installed lawn and landscaping.

By doing all this work myself and handling the details (selection and sources) of all materials used, I got at least 25% more home for the money. I also have the satisfaction of knowing I got a better end product than most subcontractors would have provided in terms of fit and finish. I'd start a new home, tomorrow, if I had the need.

If you do this, you MUST: CHECK references and CLOSELY inspect prior work of all subs. DO NOT ALWAYS GO WITH THE CHEAPEST BIDDER. Good Luck.

I am always amazed that people will risk one of their biggest assests to satisfy a need for ego control. You should hire a proffessional arc. or designer..pick a qualified builder and focus your efforts staying married and getting the highest quality for your money..budget..I remember what an old-time builder told me when i first got in the business..Always stick to what you know and you will be successful..Good-Luck

Right on NYBUILDER !

I also don't care for BDA's remarks about the trades people. ( Of course there opinion comes with a bit more
'attitude'. The "leave-me-alone-while-I-spend-your-money" attitude. OR,
"Why are you here on my jobsite" attitude. ) Pretty typical? Personally for me it boils down to this, I need to get the job done with a clear head and not have some guy geting in my way because he needs to boost his ego or save a buck on my time.

Eric,

The biggest thing to get clear first is just exactly what it is you expect the PM to do. As a GC myself I once made the mistake of hiring out one of my carpenter crews to a young couple that were going to be their own GC. The weather was beginning to enter the rainy season here in northern California and they were in a bind to get their addition closed in. They assured me they only needed the "hammer slingers". So, I moved an experienced foreman and 3 man crew off some inside work that could hold. BIGGEST DARN MISTAKE I ever made. It was two weeks of nothing but calls because "the crew didn't give them the next days materials list" or "the foreman said the plans aren't clear on the frame-out for the box bay window" or "why did the crew replace the old flashing when they tied in the new roof?"... They had no idea what a GC does. They had no material call outs ready and wanted the foreman to tell them what they needed on a day to day basis. They wanted me to provide them a work schedule and time line for each part of the project. In other words, they wanted me to provide the man power to get them out of their jam and wanted me to do my job as GC for nothing!! If you have the building knowledge of a GC (materials, procedures, codes), as well as the job site knowledge of timelines, schedules, call outs etc. If you can review and give direction to a craft person when the plans aren't specific enough. If you understand the difference between code requirements and good practices that exceed code requirements. If you have the time to do at least one site walkdown and review of progress every day plus maintain budgets, timelines, work schedules, inspection schedules, material call outs, just to name a few and you don't have a 9-5 to earn a living to worry about then you just might be able to be your own GC. Of course, if you have all the time in the world to do the work and you are only planning to do one task at a time then it would be more manageable (and more expensive). But if you really plan to complete the project within a year or two then you'd better give it some serious thought. The idea of a PM to handle some of these items may work but only if you both have a very clear understanding of who does what AND you keep up with what they do as well as what you have to do... I am not trying to demean you or anyone else for considering being your own GC. But I am trying to help make sure that the responsibility and work involved with the task is thoroughly understood. Believe me, any GC with a good reputation earns every dime he makes and most times saves the client money overall as well as saving them a lot of headaches. Good Luck My Friend!! Doc

Eric - Don't get discouraged, do your homework and go for it. GC’s have the most to lose and will tell you how stupid you are for taking on such a project. Do hire an architect, they are a big help.

I have built 2 homes on my own and had to take the first one over from 2 GC's. Generally you have more interest in your job than they do. I was told by many GC's how stupid I was to take on building my house, when they came over and looked at the finish house they wanted to know which GC completed the house, I just smiled at them as I said 'me'. I have also sub-contracted 2 pools I have built at these houses, again I was told by the pool contractor my pool would be a disaster. Those that have the most to lose will always tell you how dumb you are.

Also, don't believe the crap about the banks, I have had no problem getting a loan as an owner/builder do a Google search and you will be surprised how many banks lend money to owner/builders, again I was feed the same BS from GC's that I would not get a loan.

I have 10 years experience as a PM and did a lot of reading so I am not just the guy that wanders into Lowe's thinking they can build a house
.
Do your homework and go for it.

Eric,
I agree with doityourself. Do take into consideration with a grain of salt from the others they also have some good insight. A home is probably peoples most important investment economically and you will be the one with the most passion to have it turn out right. Most jobees work by the piece, so their biggest concern is how quickly they can get your job done and then move to the next. I have learned that who controls the money also controls the quality. I would agree with them if this were about commercial building and the law requires insured bonded professionals with credentials, but not so for Residential until you reach a certain size of sqft. Good luck.

This is exactly why I'm sick and tired of carpentry or any other residential construction field. The lack of respect for the trade is apauling. And if that isn't bad enough, the pay is poverty level, the working conditions suck, not sure when you have work in the winter up here and there are virtually no bennifits. But yet the average consumer acts like we are rakeing them over. I use to love working with wood and put alot of pride into it. Not anymore, it's not worth it. Well you know what, go for it, knock yourself out.

Yo Eric,
Would you want someone pulled off a building site to start an IV in your arm, give you the medicine that regulates your heartbeat, measure your insulin, compound your antineoplastics medicines,?
Do you know when, where, and what thickness, pliability, waterproof or not? sheet membrane you would use? What size hosing wil you use around foundation for water drainage? what size holes in this hosing? How deep buried? How much gravel under it?Can you convert from metrics to standard in your head on your feet? Can you keep all materials for all aspects of your home ordered in and timed for right day, as needed? How about cement; 4,6, inches or 8 under it? packed or not? do you want a broom finish or a burned finish on that? Are you in one of the states that is exeriencing a cement shortage? Are you aware of latest legislation regarding imports of cement? Was your state affected in any way? Will the cement arrive at right time on right 'kind' of day? or will delivery of cement or other materials/supplies hold up someone or something. Are you comfortable using all kinds of power tools? do you own all kinds of power tools? Are you going to rent them, will one (or more) of these power tools fail you in middle of task due to sloppy maintenance by rental agent and you will be getting in car and going back; average time loss, .5 day.
Are you going to spray insulation on/in and do you know regs regarding putting that substance in atmosphere? own protective wear required to do it?
Take it from the experts, get an expert. I strongly recommend contacting your local chapter of SCORE. The retired person suggestion is second only to all suggestions given thus far, the first and foremost, get an expert.
A registered nurse in NORTH CAROLINA.

Well all the doityourself folks have all the answers. While I'm not as disheartened as Woodchuck I still can't believe people think all our experience is just about the money. I’m an honest hard working professional who truly believes I am doing the best I can for my clients. And based on my referrals my clients believe that also. Experience pays not costs. Eric perhaps what these experts didn't tell you is they did nothing else but do their projects. Which is fine if you can afford it. But I believe if you add up the real cost of being your own GC we pros are still cheaper and get the job done correctly and on budget. Sure there are horror stories but there are those stories no matter what the business. Case in point, I have a friend who owns a local supply business, two years ago his started building his own house, picking a sub here and there and doing quite a bit of the work himself. Right now the house still isn’t done, his wife is going nuts. One long time employee of the supply house quit because of the grief he got because the boss was screwing up orders and was never there, now several contractors myself included are buying elsewhere because we could not depend on the man any longer. But in his mind I’m sure his saved a ton of money building that house himself. I only hope he still has a business to pay the mortgage when it finally gets done.

This message has been edited. Last edited by: NYBUILDER,