Contractor VS Project Manager

[Rene]

In deciding to build a home, would there be a great benefit in hiring a project manager as opposed to just hiring a GC? For a small home project I need help in seeing the benefit of a "project manager".
Any input would be appreciated.

[John S. Rabi]

I built nine (I think) homes here and I never used a project manager. Working with the same GC made things easier, but I also had iron-clad contracts clearly outlining every detail of the house. I usually checked on the progress every 2-3 weeks. I had only one serious issue with all those homes built. (I kind of felt sorry for him when he had to repaint the whole house because he bought the wrong paint, but that was his problem.) A project manger (PM) can be beneficial if you are building while on the mainland and have no way of checking on the construction at all. (However, a good GC would send you pictures of the progress regularly.) Another issue with the PM is that there is no such a thing on the books here, they are not licensed, and if something goes wrong you have no recourse against the PM. If you don't trust your GC than you can have a friend with directives authority check on the construction regularly. On a second thought, if you don't trust your GC than hire another one. []

Aloha,
John S. Rabi, GM,ARB,BFT,CM,CBR,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

[Rob Tucker]

I say yes. For one thing you can fire a PM. If you have a contract failure about all you can do is go to court.

Check references of a PM just as you would a contractor. Have a written agreement which schedules payments
mostly according to the signed off inspections. With a PM you should have direct access to every exact cost.
Always specify how the relationship will end too.

[StillHope]

The key word is enough cash.
I think banks would rather give a construction loan for the project with GC.Check with a lender .

[Youser]

I would say it doesn't matter if you have a project manager, general contractor, unlicensed builder, or handyman - if you are not around to keep an eye on the job you take a chance. It is human nature to do as little as possible to get the job done and even if you have the best hard working team on site, a slight misunderstanding or miscommunication could result in an expensive mistake. The more you are on site to ensure things are going they way you want them, the better.

[Sean]

I'd say go with the GC and be your own PM. Put some thought into spending the money for payment and performance bonds. It's really worth it if there's a problem. You don't need a bankrupt contractor ruining your day (happened to my parents).

Cheers,

Sean

[StillHope]

If you are really reading (not scanning) the building forum
and also able to read "between the lines",you would know that Kapohocat
is not just a project manager.
She could arrange things no one else can do.
Remember,we are talking Hawaii!

(No comment[])

[jdirgo]

Unless you have a LOT of free time to watch over every one of the stages of building, I would say "both" -- have the project manager watch over your general contractor and make sure everything is done right, per the contract and at cost.

John Dirgo, R, BIC, EcoBroker, ABR, e-PRO
Aloha Coast Realty, LLC
808-987-9243 cell
http://www.alohacoastrealty.com

[Kapohocat]

I would say I do more facilitating than management these days.

There are many GC's who have a project manager as their employee. In fact any large commercial GC has one for each project.

[Kahunascott]

quote:

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Originally posted by John S. Rabi

I built nine (I think) homes here and I never used a project manager. Working with the same GC made things easier, but I also had iron-clad contracts clearly outlining every detail of the house. I usually checked on the progress every 2-3 weeks. I had only one serious issue with all those homes built. (I kind of felt sorry for him when he had to repaint the whole house because he bought the wrong paint, but that was his problem.) A project manger (PM) can be beneficial if you are building while on the mainland and have no way of checking on the construction at all. (However, a good GC would send you pictures of the progress regularly.) Another issue with the PM is that there is no such a thing on the books here, they are not licensed, and if something goes wrong you have no recourse against the PM. If you don't trust your GC than you can have a friend with directives authority check on the construction regularly. On a second thought, if you don't trust your GC than hire another one. []

Aloha,
John S. Rabi, GM,ARB,BFT,CM,CBR,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

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Iron-Clad Contract...I haven't seen one of those yet.
There isn't a contract written that doesn't have a loop hole or three.

If you think health care is expensive now, wait until you see what it costs when it's free!
P. J O'Rourke