[kmspla1952]

Just looking for an explanation on "the process".

We looked at a house here in The Villages that needed extensive cosmetic work (roof, flooring, landscaping). At our ages we don't want to take on the responsibility of all that work. One of our friends said "Just hire a sub-contractor" and have it all done.

Can you tell me please how a sub-contractor works? How would they select the best roofing company or the best priced landscaper? How are they paid? Do they charge a flat fee based on how much work is necessary or do they receive compensation of each job?

Just looking to understand the process and if hiring a sub-contractor is a good idea.

Thank you.

[retiredguy123]

It's a very bad idea. I would call it a general contractor, not a "sub-contractor". But, whatever you call it, they will charge you more than the work is worth. The only time to hire a general contractor is when you have a large project that requires coordination of trades, like a room addition.

[VApeople]

I suggest you decide what work you want done first (like landscaping, roof, or cosmetic) and then ask on this forum for recommendations for a specific provider.

For example, we want some landscaping work done. My wife asked for recommendations on another forum and found two providers that were highly recommended.

Both providers seemed very good, but one gave us a cost of $7K and the other cost was $5K, so we chose the cheaper one.

[Topspinmo]

First I think you’re confused with subcontracting?

Just buy new if can’t cope with what cosmetics you want. O wait people still don’t like new cosmetic’s and change them also. Cosmetics are personnel choice. What one person called needed cosmetics another person calls serviceable.

As explained above You will have to find contractor for your needs and get quotes, even then the contractor may subcontract out if they lack experience in that area. But you only pay contractor you dealt with. Probably in your case you will have to deal with 3 separate contractors for each job?

[villagetinker]

There are some firms that do a lot of different types of jobs (like Doc's) so it may be possible to have one contact for several projects, but I agree with a prior comment, figure out what projects you want and the order you want them done, then ask for advice on each project, and whether you should change the order based on others experiences.

[BrianL99]

Originally Posted by kmspla1952

Just looking for an explanation on "the process".

We looked at a house here in The Villages that needed extensive cosmetic work (roof, flooring, landscaping). At our ages we don't want to take on the responsibility of all that work. One of our friends said "Just hire a sub-contractor" and have it all done.

Can you tell me please how a sub-contractor works? How would they select the best roofing company or the best priced landscaper? How are they paid? Do they charge a flat fee based on how much work is necessary or do they receive compensation of each job?

Just looking to understand the process and if hiring a sub-contractor is a good idea.

Thank you.

Your friend who told you to "hire a sub-contractor" know even less about the process than you do.

A "sub-contractor" works for a contractor, not an "owner".

You don't want a sub-contractor, you want a Project Manager (or General Contractor).

A Project Manager will arrange all the sub-contractors necessary, deal with getting bids and supervise the work.

You're likely to find a zillion retired PM's in The Villages who would love to do this sort of job and would charge you an hourly rate to get it done.

A Professional PM could give you a"fixed price" for everything you want done or do it on a "cost plus" basis.

The other option, is to hire a General Contractor, who will give you a fixed total cost. Then he'll sub the job out, manage it and collect his profit.

[retiredguy123]

Originally Posted by BrianL99

You don't want a sub-contractor, you want a Project Manager (or General Contractor).

A Project Manager will arrange all the sub-contractors necessary, deal with getting bids and supervise the work.

You're likely to find a zillion retired PM's in The Villages who would love to do this sort of job and would charge you an hourly rate to get it done.

A Professional PM could give you a"fixed price" for everything you want done or do it on a "cost plus" basis.

The other option, is to hire a General Contractor, who will give you a fixed total cost. Then he'll sub the job out, manage it and collect his profit.

I agree that what you suggested is doable, but it would be highly unusual, especially for the work items mentioned by the OP. Finding an honest project manager would be very difficult unless the OP has a trusted friend who would help with selecting reputable contractors to do the work.

[KAM+6]

Find another house!! Your in for a nightmare if you go down that road. There are plenty of houses for sale that should check out all your boxes.

[RoadToad]

We did what you are suggesting.
It is not really all that difficult.
If you are determind to have the property.
Do most important things in order.
Good referrals on this Forum, search.

Step by step:
Acquire the property.
Get a roofer to do roof. (probably most important issue).
Get plumber if needed.
R & R cabinets, cupboards, kitchen , bath.
Flooring, trim.
Paint.
Appliances.
Mostly just common sense progression.

[MandoMan]

Originally Posted by kmspla1952

Just looking for an explanation on "the process".

We looked at a house here in The Villages that needed extensive cosmetic work (roof, flooring, landscaping). At our ages we don't want to take on the responsibility of all that work. One of our friends said "Just hire a sub-contractor" and have it all done.

Can you tell me please how a sub-contractor works? How would they select the best roofing company or the best priced landscaper? How are they paid? Do they charge a flat fee based on how much work is necessary or do they receive compensation of each job?

Just looking to understand the process and if hiring a sub-contractor is a good idea.

Thank you.

Sub-contractors work for contractors. You can’t really hire them. You don’t need a contractor, either.
Flooring: go to Roberto’s in The Villages and choose what you want. They do it. You pay. That easy.
Roofing: join Angi’s List online and say what you want. Angi will put it out for bid to roofers with high reputations in the area, and you will be contacted directly by some within minutes.
Landscaping: Knock on some neighbors’ doors and ask them who they recommend.

Due to COVID, I bought my first home in The Villages sight unseen and moved here six months later. Meanwhile, there were a lot of things to keep up. I found out the name and number of my next door neighbor, asked her who she used for lawn mowing, yard work, pool cleaning, etc. Then I hired all the same people. They all love having side-by-side customers because it saves so much time.

[elevatorman]

What ever you do GET ARC APPROVAL for exterior work.

[retiredguy123]

Originally Posted by MandoMan

Sub-contractors work for contractors. You can’t really hire them. You don’t need a contractor, either.
Flooring: go to Roberto’s in The Villages and choose what you want. They do it. You pay. That easy.
Roofing: join Angi’s List online and say what you want. Angi will put it out for bid to roofers with high reputations in the area, and you will be contacted directly by some within minutes.
Landscaping: Knock on some neighbors’ doors and ask them who they recommend.

Due to COVID, I bought my first home in The Villages sight unseen and moved here six months later. Meanwhile, there were a lot of things to keep up. I found out the name and number of my next door neighbor, asked her who she used for lawn mowing, yard work, pool cleaning, etc. Then I hired all the same people. They all love having side-by-side customers because it saves so much time.

For roofing, I would suggest McGinnis or McHales. I wouldn't trust Angi's List to find a reputable local roofer, or any reputable contractor.

Originally Posted by Topspinmo

First I think you’re confused with subcontracting?

Just buy new if can’t cope with what cosmetics you want. O wait people still don’t like new cosmetic’s and change them also. Cosmetics are personnel choice. What one person called needed cosmetics another person calls serviceable.

As explained above You will have to find contractor for your needs and get quotes, even then the contractor may subcontract out if they lack experience in that area. But you only pay contractor you dealt with. Probably in your case you will have to deal with 3 separate contractors for each job?

Just buy new? Landscaping by T V is marginal and minimum at best. New is not the end all best choice for everyone. Flooring in new is cheap. Finishes are often cheap. Kitchen sink and faucets are cheap crap in the Villas at least. Much gets replaced.

Location, location, location... new is out in ebf for many years to come. Assess a "want and need" list. Retail shopping, closest medical needs, type of activities you enjoy, how much driving you want to do via golf cart or car, etc.

O P seems to know what house they want at this point.

I sat in at an ARC approval meeting. Got the name of a roofer that had about 4 homes he got approval on at that meeting. Great way to see who is who contract wise for changes to exterior of the property and what ARC needs for approving changes to a home. Observe an ARC meeting for your landscaping and roofing and you will get info. I believe T V even has contractor recommended lists. At least they used to.

For sure putting all your needs into the hands of one general contractor will jack O P's cost a lot. No need for that imo. Make a list. Get names.

Flooring, LA Flooring in Wildwood did 3 houses for me and my relatives. Great father son company. Excellent pricing. Very friendly. Lots of painters around. ToTV and Nextdoor are easy ways to search for companies.

Originally Posted by elevatorman

What ever you do GET ARC APPROVAL for exterior work.

Definitely!

[Bill14564]

Doc's Restorations has been mentioned a number of times on this forum. When we asked them for a quote for some work they seemed professional and capable. Unfortunately, they were also more expensive and we decided to coordinate the work ourselves. We were successful but it would have been much easier to use Doc's.

A general contractor (Doc's is one, I'm sure there are others) should take care of the permitting, scheduling, and approvals for you. They go through and make sure each of the jobs is done right, that's what you are paying them for. On the other hand, they don't come cheap.