ANYONE USED A PROJECT MANAGER
I would like to get feedback from people who have worked with a Project Manager for a complete gut renovation. I have got a few estimates from GC’s and they have come in pretty high. I would like to sub-contract the work but need someone to manage the project since I work full-time. What are…
I would like to get feedback from people who have worked with a Project Manager for a complete gut renovation. I have got a few estimates from GC’s and they have come in pretty high. I would like to sub-contract the work but need someone to manage the project since I work full-time. What are the advantages or disadvantages? How do most people manage/organize gut renovations?
Thanks very much.
The way to manage a complicated gut reno is to hire a designer or architect as the head of a construction team; they will coordinate the details of the project from both a design and logistics perspective. That person should bring on a contractor and subs, help you choose the components and fixtures, and be the person who keeps the big picture in mind at all times. Trying to piece together separate people and manage them yourselves is a formula for disaster, and I beg you not to attempt that. You must be involved in your renovation, it is as all-consuming as planning a wedding, but you need someone to do quality control for you, whether you work or not. A lay person simply doesn’t have the experience to know what to look for or what the next steps and the steps after that should be. A good contractor shouldn’t need to be watched, but there is a LOT to coordinate in terms of schedule, deliveries, decisions, etc, and you must have a qualified point person. Even if your budget is tight, it would be smarter to scale down than to attempt a significant renovation on your own. You will spend the money to fix mistakes if you don’t spend it to get it done well.
Here is a link to some good basic info for novice renovators, good luck with your project.
http://121studio.com/default.asp?navID=7
If I were to manage the renovation of a brownstone, I’d charge at least $50/sq foot. It’s such a pain in the neck, I can’t imagine supervising a renovation properly for any less.
We also used a project manager and it was a mistake. Basically all responsibility was delegated to the GC and my vision of this person “making the trains run on time” and thereby reducing my costs and length of construction, did not materialize. Plus, as many of these people claim knowledge of many trades but are not actually trained (or liscensed)in any of them, they still need to call in others — all on your dime and with their mark up.
I have worked with more than one PM and my opinion is that the problem lies in the business model and not in the individual.
We used a project manager instead of a GC to run our (less than gut) renovation and, were I to do it again, I’d go the GC route. Our PM’s main problem was that he was not a clear communicator, and numerous problems, questions and solutions got lost in translation between us and our subs due to the PM. If we’d gone with the GC, it would have been his job to carry out our instructions and we would have only one person to confront when something went wrong, rather than the PM blaming the sub, the sub coming to us saying “he never told me that, he told me this”, etc. etc.
Also, the PM’s contract was written based on the estimated length of the job, with him getting paid bi-weekly. In retrospect, we should have linked his payments to certain performance benchmarks, like all the subs’ contracts, because we had to re-do the payment schedule multiple times as the job dragged out. Had his money been directly linked to his performance, the job might have been completed more quickly.
Maybe we just got a dud of a PM, but he was our first and will be out last.
Hello,
Only large construction companies used sophisticated project management. The smaller renovation general contractors, even if they are working with million plus contracts, are working without any real plan or schedule. Architectural plans are also frequently lacking details.
Clients are often overwhelmed because they don’t understand the construction process, and neither the GC, architect or project manager are clearly communicating with them where the dollars are going.
I have worked throughout Brooklyn, Manhattan and the U.S. as a hands on project manager. I am a fifteen year certified journeyman carpenter who applies the sophisticated, line-item scheduling and accounting of serious professionals to my management, enabling client and contractors to work efficiently.
If you would like to discuss the nature of your project, please email me at salemfilm@mac.com.
Good luck!
Having a GC on your project will not only save you time, but also a lot of headaches. They’ll catch small problems and mistakes before they become larger. The right GC will only need to come to you for making decisions (and of course for money). They will run all of the subs, order all of the materials and will handle whatever problems arise. You’re going to spend extra money, but compare that to money you’ll lose in having to take time off of your job and delays in Construction. How large is the project? I know it’s hard in this economy to spend extra if you feel you can save it, but there are other areas to try and cut back a little. You only have one shot at the renovation and you need to make sure that it’s done correctly. Take it from someone who’s been around construction for a long time and have seen jobs run both ways.
We did a gut renovation (and I mean everything) of a 5,000 square foot landmarked house. We got bid from GCs that were over 2 mil. So, Instead, we chose a very specific type of GC, and then found other subs, who we managed and helped coordinate with the GC. We did the demo, elevator, exterior doors and brownstone work, windows, floors, and a.c all decorative plaster, and masonry/ fireplaces that way. I also hired my own expeditor. We also ordered and designed the kitchen, but had GC install. And, we purchased and had delivered alll bathroom and kitchen fixtures, all tile, hardware, etc. We saved a lot, because, for example, if a GC said a/c would be $75,000 – I found someone to do it for $55,000, so it cut down on the costs. Overall we saved 20% (not insubstantial considering the original numbers.) However, we were around a lot, although obviously not living here. And, we do have jobs, but we are self-employed. The thing is, you have to be around no matter what, because things don’t look the same on paper as they do in the house, and you do need to see stuff.
you sure cannot hire a bunch of subs and expect them to work with each other…that is why a gc or cm bring value to a job…in addition, i doubt if you are that knowledgeable about construction and ready to understand what could, and probably will go wrong…
You’re going to need to hire someone either way, and pay for it, if you can’t be on-site at all times. If it were me I’d hire a GC, who for the money also becomes responsible for the subs and brings expertise and problem-solving skills to the job…..