Acting as Your Own General Contractor
If you're managing a remodel yourself, you are now the General Contractor. That means you are responsible for vetting, scheduling, and paying the subcontractors. While this saves the 20% GC markup, it transfers 100% of the risk to you.
1. 'Who will actually be on site?'
The person who bids the job is often the owner, but the people turning wrenches might be a crew you've never met. Clarify who will be managing the site daily and who your point of contact is when an issue arises.
2. 'Can I see your current insurance certificate?'
Do not accept "Yes, I'm insured." Demand to see the Certificate of Insurance (COI) and ensure it covers General Liability and Workers' Compensation. If an uninsured roofer falls off your house, you could be liable.
3. 'Do you pull the permits or do I?'
A licensed trade (plumber, electrician) should always pull their own permits under their license. This keeps them legally responsible for the work passing inspection. If they ask you to pull it as a "homeowner permit," run.
4. 'Will you provide lien waivers with every payment?'
This is crucial. A lien waiver proves they have been paid and legally removes their right to place a mechanic's lien on your house. Never hand over a check without getting a signed lien waiver in return.
5. 'What is your payment schedule?'
Subcontractors generally prefer fast payment upon completion. Ensure you have a system in place to receive their invoice, verify the work, and disperse funds efficiently.
With BuildLedger, you can treat your subs like a pro. Track their invoices, manage their progress, and keep a clean ledger of all payments made.