Slab leak, now a re-decorate and repair thread.

[MPHSystems]

Oh the joys of being a homo ner.

Much of the 1st floor purgo is bubbling, the rest of it’s going to have mold from the water under it. I’ve always hated floating floors but the house came with it and it was good enough. The porcelain I like will be $30K with baseboards and demo.

Is it wort it to make an insurance claim? I’ve been paying state farm for 22 years But then I hear that just getting HO insurance in CA is becoming difficult. I don’t think it’s worth getting dropped.

 

[YeahYeah01]

Oh the joys of being a homo ner.

Much of the 1st floor purgo is bubbling, the rest of it’s going to have mold from the water under it. I’ve always hated floating floors but the house came with it and it was good enough. The porcelain I like will be $30K with baseboards and demo.

Is it wort it to make an insurance claim? I’ve been paying state farm for 22 years But then I hear that just getting HO insurance in CA is becoming difficult. I don’t think it’s worth getting dropped.

Hard to say on if its worth it or not until you get it assessed. You can get a good leak detection company in their to pin point the leak and go from there. As long you get proper documentation you can file a claim later. You may not have mold under, I deal with it all the time and it some what rare to have mold under. Check your coverage for you water damage deductible and your mold cap. SF is a bit of pain on the contractor side.

 

[DaveH]

they will probably pay it but yeah...get ready for increased rates and maybe even getting dropped.

when i was separated from my now X, she had a toilet overflow when nobody was home. flooded the master bathroom, did a bunch of drywall damage to the ceiling below. it was probably 5-8k in repairs that she did a claim on.

fast forward a few years, now divorced, bought a new home and couldn't get flood/water damage insurance because of that claim.

 

[CLdrinker]

We filed a claim when my MIL tried to burn down the house. Roughly 40k in damage. Rates went up $100 a month for the last 4yrs.

So what cheaper to you?

BTW I had Mercury so supposedly they suck per LOF. My biggest problem with Mercury is they kept sending me checks and I didn’t know why..

 

[NicPaus]

I went to a pinhole leak yesterday. They returned from vacation to it. It's under 8k so I told them I wouldn't risk getting dropped for the claim. But it's up to them. Second 1 and they want to kick the can down the road and not repipe. I told them save the claim for a big 1.

I have been dropped on 2 houses lately for petty stuff. Flaking paint under the eaves and age of roof.

 

[WildHorses24]

Oh the joys of being a homo ner.

Much of the 1st floor purgo is bubbling, the rest of it’s going to have mold from the water under it. I’ve always hated floating floors but the house came with it and it was good enough. The porcelain I like will be $30K with baseboards and demo.

Is it wort it to make an insurance claim? I’ve been paying state farm for 22 years But then I hear that just getting HO insurance in CA is becoming difficult. I don’t think it’s worth getting dropped.

SF will pay for the damage the water caused and dry out but not the repair or access to repair. @OldSchoolBoats can tell you the right way and how much just remediating the water is.... You will lose the Claims Free Discount but won't be dropped if you haven't had another claim in 3 years. You can call the agent (not Staff) and discuss what it would look like rate wise when you lose the discount. No insurance company will cover the repairs on a slab leak, just the damage it caused.

 

[baja-chris]

About 10 years ago I had an under slab leak in north county San Diego. Mold in walls, cabinet bases wrecked etc. Liberty Mutual insurance adjustor drove scope of repairs and they paid it, about $70k total. But not only did my rates more than double, but I sold the house, rented for 3 years while we planned our Cal-Exit, then bought a home in Durango Colorado only to find out that I had been black balled by the insurance industry. Nobody would take me except Liberty Mutual and that was with more than double the going rates. I dug into it and was told that I had to wait 5 years from the claim before I could get a policy anywhere else. I'm not a fan of government regulation but this seems like a case where it ought not to be allowed. It's as if my wife died of cancer and I was unable to insure my new wife because of that.

 

[OldSchoolBoats]

Oh the joys of being a homo ner.

Much of the 1st floor purgo is bubbling, the rest of it’s going to have mold from the water under it. I’ve always hated floating floors but the house came with it and it was good enough. The porcelain I like will be $30K with baseboards and demo.

Is it wort it to make an insurance claim? I’ve been paying state farm for 22 years But then I hear that just getting HO insurance in CA is becoming difficult. I don’t think it’s worth getting dropped.

Feel free to give me a call bud, I am out in the field today and don't have a ton of time to reply in detail.

661-993-9192

 

[YeahYeah01]

SF will pay for what the damage the water caused and dry out but not the repair or access to repair. @OldSchoolBoats can tell you the right way and how much just remediating the water is.... You will lose the Claims Free Discount but won't be dropped if you haven't had another claim in 3 years. You can call the agent (not Staff) and discuss what it would look like rate wise when you lose the discount. No insurance company will cover the repairs on a slab leak, just the damage it caused.

The water side it typically super simple on a slab leak. As long as there is no Mold. You cant dry pergo or any floating floor, remove it and toss is, if your lucky it has not affected the base boards or lower drywall, the all its just the slab leak repair and patch back thats way more variables then just water. Before putting new flooring you may need to dry the slab down to prevent any trapped moisture, recon get get more intense depending on if the floor is still available or if you need to remove all of it. I have also seen a good amount of slab claims that cover everything from the slab leak. SF might be real hard though.

 

[OldSchoolBoats]

The water side it typically super simple on a slab leak. As long as there is no Mold. You cant dry pergo or any floating floor, remove it and toss is, if your lucky it has not affected the base boards or lower drywall, the all its just the slab leak repair and patch back thats way more variables then just water. Before putting new flooring you may need to dry the slab down to prevent any trapped moisture, recon get get more intense depending on if the floor is still available or if you need to remove all of it. I have also seen a good amount of slab claims that cover everything from the slab leak. SF might be real hard though.

SF denied our last 2 slab leaks. I was told by another company in town that they don't cover them. One was an 85 year old lady. Luckily she had money and paid cash but mitigation/rebuild was a little over $40k.

 

[WildHorses24]

The water side it typically super simple on a slab leak. As long as there is no Mold. You cant dry pergo or any floating floor, remove it and toss is, if your lucky it has not affected the base boards or lower drywall, the all its just the slab leak repair and patch back thats way more variables then just water. Before putting new flooring you may need to dry the slab down to prevent any trapped moisture, recon get get more intense depending on if the floor is still available or if you need to remove all of it. I have also seen a good amount of slab claims that cover everything from the slab leak. SF might be real hard though.

My dad was a commercial flooring contractor for 45 yrs, as a kid and into my 30s I helped his company lay miles of floating laminate. The moisture barrier spreads water from a slab leak faster than a typical glue down causing a larger damage radius . On the other side of this post, I've owned a SF agency for 17 yrs... ALL insurance companies are bleeding out financially right now in CA. Claims experience from 5 yrs ago isn't the same as today and companies aren't giving clients or contractors blank checks like they used to.

 

[WildHorses24]

SF denied our last 2 slab leaks. I was told by another company in town that they don't cover them. One was an 85 year old lady. Luckily she had money and paid cash but mitigation/rebuild was a little over $40k.

It sucks, no doubt. Most of these field claim adjusters are third party guys that don't know shit about our policies, I've fought for the last 2 slab leaks and was able to get most but not all work covered. The clients need to push harder on the agent to work for them, the desk adjuster is the one that makes the ultimate decision not the field adjuster.

 

[YeahYeah01]

My dad was a commercial flooring contractor for 45 yrs, as a kid and into my 30s I helped his company lay miles of floating laminate. The moisture barrier spreads water from a slab leak faster than a typical glue down causing a larger damage radius . On the other side of this post, I've owned a SF agency for 17 yrs... ALL insurance companies are bleeding out financially right now in CA. Claims experience from 5 yrs ago isn't the same as today and companies aren't giving clients or contractors blank checks like they used to.

Ya you nailed it, the good thing is the floating floor comes out in no time so you can get open and drying really quickly. I tend not do a lot of work with state farm just because it is hard to get them to cover everything that needed to be done and leave the homeowner cover the rest, and the reason they filed a claim is half the time they don't have the money to cover the water loss. We are a preferred vendor for a couple carriers and it can get covered but we also have great rates and dont run up the tab so I am sure that helps.

 

[77charger]

Depending on area and copper used might consider going pex and replumbing.

Slab leak can be fixed but will it leak in another spot. ?

 

[NicPaus]

The one I went to yesterday. Could of just been lazy guys doing the repipe 10 years ago. They didn't bother wiping off the Flux. So they might not of bothered to ream the pipes either. It leaked in the same area 2 or 3 years ago.


Instead of jack hammering the slab. Reroute with pex. I was running pex last night on my project house. And type K copper for my water heater area.

Running a main water line to a back house today with poly pipe. I stubbed up with K and transitioned to Uponor pex once inside.

 

[colenighthawk]

I do water mitigation daily, State Farm is one of the worst insurance companies to deal with.
Good luck

 

[MPHSystems]

Feel free to give me a call bud, I am out in the field today and don't have a ton of time to reply in detail.

661-993-9192

I’ll give you a call in an hr or 2, no cell service where I am now and I also have my hands full

had a leak detection guy out last night. Found the main leak with a sound sensor but there actually be another pinhole. $2,750.00 to recipe from the manifold, they leave the drywall open when done. Seems like cookie cutter stuff for them. I’m thinking 4-6 hrs X 2guys + $150 in materials.

Ya know, I don’t charge enough, I’d get $1.500 for that job (if it it was electrical)

 

[MPHSystems]

The one I went to yesterday. Could of just been lazy guys doing the repipe 10 years ago. They didn't bother wiping off the Flux. So they might not of bothered to ream the pipes either. It leaked in the same area 2 or 3 years ago.


Instead of jack hammering the slab. Reroute with pex. I was running pex last night on my project house. And type K copper for my water heater area.

Running a main water line to a back house today with poly pipe. I stubbed up with K and transitioned to Uponor pex once inside. View attachment 1416296

Holy crap, that is bad! We have a thread called “gems of the trade” 700 + pages of hack work, mostly homeowners or inside plant guys, a lot of handymen who think they are JW’s at every trade without any formal training but because they worked for a GC and have some tools. Some of it you can tell it was by an asshole or lazy electrician.

I’m not a plumber but I know enough to know that if you don’t wipe off the flux, it’s going to start pin-holing on you in ~10 years. I’m naturally curious and talk with other trades

 

[YeahYeah01]

I’ll give you a call in an hr or 2, no cell service where I am now and I also have my hands full

had a leak detection guy out last night. Found the main leak with a sound sensor but there actually be another pinhole. $2,750.00 to recipe from the manifold, they leave the drywall open when done. Seems like cookie cutter stuff for them. I’m thinking 4-6 hrs X 2guys + $150 in materials.

Ya know, I don’t charge enough, I’d get $1.500 for that job (if it it was electrical)

Whats you deductible?

 

[MPHSystems]

Whats you deductible?

IDK, probably high. I’m a big boy and would rather self insure on the small stuff and use insurance for the house burned down stuff

 

[jetboatperformance]

15 years ago we came home to water pouring from our doors the house (raised foundation) was flooded , the estimates were 20 k , after SF paid the agent said "just dont have another flood " like I wanted that one right ? the remediation was a fuking nightmare and definately not fun couldnt help to think What did He mean did He think we brought this upon ourselves ?

 

[YeahYeah01]

IDK, probably high. I’m a big boy and would rather self insure on the small stuff and use insurance for the house burned down stuff

Yup. I think the same way. But I'm also in this industry so I keep mine super high for anything water related. So if yours is like mine, it's probably not worth the claim.

 

[Orange Juice]

I went to a pinhole leak yesterday. They returned from vacation to it. It's under 8k so I told them I wouldn't risk getting dropped for the claim. But it's up to them. Second 1 and they want to kick the can down the road and not repipe. I told them save the claim for a big 1.

I have been dropped on 2 houses lately for petty stuff. Flaking paint under the eaves and age of roof.

My insurance company gave me 2 months to replace mine.

 

[NicPaus]

My insurance company gave me 2 months to replace mine.

My Brother got a month to replace his. They gave that roof as the reason but no mention if I replace it they will continue to insure. Plan is to put a addition on that house. And reroof then. But in 2 months when it cools down I will replace if it's my only option. Just finished a roof last week and to hot. Shingles get fucked up if you walk on them.

 

[mesquito_creek]

IDK, probably high. I’m a big boy and would rather self insure on the small stuff and use insurance for the house burned down stuff

I had a pinhole leak in the master bath that flooded the bath and master bedroom with a laminate floor. I didn’t use insurance, but did a full master and master bath remodel including adding 200 sq ft. Figured might at well re roofing half the house and patio. And what the heck, threw a new AC unit while the roof was off, since the AC was 14 years old and needed another 1/2 ton with the addition SQ Ft. I wanted it done my way and upgraded, not just insurance repaired. We had wanted to do the remodel anyway.

Home ownership is a treat ain’t it?

 

[MPHSystems]

Home ownership is a treat ain’t it?

I have been wanting to replace the floor since we bought the house. The problem was it was decent enough and it was brand new. The house was a flip. My wife didn’t want to spend the money. Now we kind of have to.


Also going to take the opportunity to fix the ductwork while the walls are open Nice chance to fix some drywall nails that are sticking out in various other blemishes as well

 

[samsah33]

Ugh, walked into my new indoor swimming pool a couple weeks ago, shutoff valve under a sink failed... I filed a claim with Travelers and it's $4k in cleanup and $14k in restoration and I carry a high deductible. First claim ever, house is in AZ, and very worried about cancellation or non-renewal as well...

 

[COCA COLA COWBOY]

I would file a claim. OldSchoolBoats has some insight in restoration jobs. He has a company that does remediation.

 

[MPHSystems]

How fast is this leak?

 

[MPHSystems]

they will probably pay it but yeah...get ready for increased rates and maybe even getting dropped.

when i was separated from my now X, she had a toilet overflow when nobody was home. flooded the master bathroom, did a bunch of drywall damage to the ceiling below. it was probably 5-8k in repairs that she did a claim on.

fast forward a few years, now divorced, bought a new home and couldn't get flood/water damage insurance because of that claim.

I‘m thinking by the time its all said an done it will be north of $60k

How much is an interior design consultant anyways?

 

[MPHSystems]

I would file a claim. OldSchoolBoats has some insight in restoration jobs. He has a company that does remediation.

Yea, I was going to have my crew do the demo work but mold. Joe is getting the job of removing anything that got wet.

 

[NicPaus]

That's not a drip but a steady spray. When you get your water bill compare gallons used from previous. Around 5 gallons a hour is my guess. I have seen a few moving faster and there water bill was up $2-300 for the month.

 

[MPHSystems]

That's not a drip but a steady spray. When you get your water bill compare gallons used from previous. Around 5 gallons a hour is my guess. I have seen a few moving faster and there water bill was up $2-300 for the month.

I think we caught it in less than 5 days, probably 2-3 days.


But yea, 5gph = 120GPD = 3,600GPM and over a year, it’s no wonder Powell is so low.

 

[MPHSystems]

That's not a drip but a steady spray. When you get your water bill compare gallons used from previous. Around 5 gallons a hour is my guess. I have seen a few moving faster and there water bill was up $2-300 for the month.

You are not wrong. well over a week after the leak was stopped I had to saw cut my floor to get a sleeve to the island for water supply. I did cut with the saw wet but 3 days later the soil was still soaking wet and the leak was probably on the other side of the house. There is a LOT of water under my house

Also taking the opportunity of all the wallboard repairs to ad some cat5 drops, some flush lights and switches. Even added a fart fan light combo to our guest bathroom

Also, a shout out to @OldSchoolBoats Joe dod a bang up job of demo and mold abatement. He even hauled away construction debris from some of the other concurrent projects. For anyone who doesn’t know, disposing of construction debris is a task/expense in itself.

 

[MPHSystems]

@OldSchoolBoats

I think wea re going to use our painters to do the wallboard replacement, I think their price was height. I’d like to get another bid. Do you have someone?

 

[OldSchoolBoats]

@OldSchoolBoats

I think wea re going to use our painters to do the wallboard replacement, I think their price was height. I’d like to get another bid. Do you have someone?

Yes sir, will text you over a couple options.

 

[NicPaus]

How much they quoting for the drywall? Last one I did was $3800 package deal with the repipe. Previous was $5500 as a sub to my plumber buddy.

 

[MPHSystems]

How much they quoting for the drywall? Last one I did was $3800 package deal with the repipe. Previous was $5500 as a sub to my plumber buddy.

That’s right in the ballpark of what my painter is asking. They did the exterior and their stucco patches were invisible. Really some of the best work I’ve seen on a rather difficult texture to match.

 

[MPHSystems]

This has been quite a project. I’ve been husseled/ripped off for roughly $2,300 by 3 different contractors thus far. It’s frustrating. There are so many unqualified people in various trades making a living selling shit and shieola.

Wallboard/texture starts today. A good contractor who recently painted the exterior. They will be painting the walls as well. I have another contractor installing a new sliding glass door before the floors go in. Once the colors are finalized, we order the kitchen cabinet doors and paint the face frames.

I’d budgeted about $50K for the project and it looks like we are going about $10K over but the house is going to be incredible when we are done.

But wait, there’s more! We had been considering replacing the 27-year-old AC while the house is apart but estimates for a quality install are running $16K. Decided to hold off until winter when I could build up some more cash. Monday night, it stopped blowing air. I replaced the starting cap and that fixed it for about 8 hrs before the motor smoked. Temps inside the house are in the 90’s and $15K for a new AC. I took the thing apart and found a matching used motor on eBay from a local seller $100 used. Got it running again last night and in 10 years that fan has never ran quieter. I actualy think I am just going to keep the R-22 system for as long as I can.

This seller has lots of parts and I honestly couldn’t recommend him any more highly. When diagnosing, he accepts returns. If I were buying new, a motor and control board would be $1500 and I couldn’t return either. As it was we paid $278 for both and the guy gave us a starting cap in case our new one had failed.

Security Measure

www.ebay.com

 

[MPHSystems]

I can’t believe how shitty at their job some contractors are.

Got some bids on paint and wallboard repair. We ended up giving that contract to the painting contractor who had done a very nice job on the exterior of the house 6 months ago.

OK, they can paint an exterior but they have no business bidding wallboard repair. Aside from me discovering one of their guys was pulling every screw almost all the way through the wallboard, then they argue with me that’s the right way to do it? You have to be kidding me. Then it’s like literally i have no say on what goes in my house.

Every place I asked for bullnose they put corner-bead. They just ignored me. I went to HD and installed it myself WTF?!?!?!

Even though I had all the dents, smooth spots and previous visible patches marked with blue tap on the pre-bid walk, 1/2 way through they call and say having those things fixed will be $1k extra. I’m like (fuck) Ok, do it…. They didn’t do it.


Finaly I call them and tell them I’ve hired another contractor. They are done. They start arguing with me that they want the paint contract, I’m like I don’t think you are capable of doing the work I want. “Oh we are professionals we do very good work” No, no you don’t I tell them. you just tape over everything and I’v told you 20-30 time we take things off, no tape but still your guys tape everything

so no, you just ignore everything I ask for (mind you I had never asked them to do any extras without offering to pay for it) they just say yes and go ahead and do whatever the fuck they want.

anyways I get the “we have a contract” And I’m like: you want to play that, go ahead and when the job is done and I pick it apart an get my attorney involved and it ends uo costing you $20K to fix everything I find, you are going to wish you just walked away.

I mean what the hell? Took them over a week to do the wallboard repairs and at no point did I go more than 2 days without having to cal the boss to get something done the way I wanted. And 1/2 the time after that they still just dd what the fuck they wanted.

Perhaps I’m demanding but I am pretty upfront about what I want BEFORE it’s even bid. Bluer taPE indicating everything I want before the bid walk. Pulled all the fans, lights and switch plates I could because I don’t want things taped off. Why is this so difficult?

anyway that contractor is now fired.

 

[NicPaus]

If He is actually a licensed painting contractor. Contract for drywall wouldn't have any validity. Unless he has another license.

My old neighbor was recently going through similar. After 3rd time failing his window install inspection. The painters said they could do it. I could see from next door it was going to fail again. And his GC was one of the most expensive. And he was willing to pay whatever the price was.

It's those Contractors that keep me busy. Do it right and the work just flows in. Starting another whole house remodel today. And have 3 more at the end of the month to start.

 

[LakeMeadLavey]

Dealing with this for the last 3 months. Had a pipe burst in the upstairs master shower behind the tile. Leaked down through the downstairs ceiling into family room. We have AAA homeowners 30+ yrs no claims and so far they have been pretty fair even waiving the deductible. They handled the remediation and demo ASAP.

My dilemma now is who to hire to do the rebuild. AAA sent their contractor (seemed like a mow and blow fly by night deal) for the initial cost estimate which was a joke. They came up with $12k for rebuild. After several estimates from GC's ranging from $20k to $30k AAA has agreed on the $20k and if it runs a bit over to submit further costs/invoices.

Here is a question for you contractors. I have a long time family friend who is a 30+yr tile setter and have seen a lot of his work which is stellar. He is offering to help with the repair as he has close friends/subs he has worked with for years. He will coordinate the subs then I pay each of them directly and eliminate the GC. My issue is I do not have a lot of time to manage these guys etc but will save some $ for sure.

The GC who I would choose has been really helpful to this point with 3D models and immediate responses for any questions and concerns I have had along with a fair bid. In addition, this GC has a ton of solid reviews, referrals and other job references they have done. 30yrs in business and on Build Zoom they are rated in the 1% of contractor ratings in Calif if that really means much.

My concern is if we go with our family friend and costs go over the insurance isn't going to pay any extra if we are not using a GC. No proper estimates or bids to submit as this will be a side deal. After reading this thread I'm also concerned about the subs the GC brings in being hacks or cutting corners that I will not know about.

This has been such a time consuming PITA its unreal. At this point we just want the bathroom finished but want the job to be done right.

Any input from you guys on which way to go would be greatly appreciated and didn't mean to jack the thread at all. TIA

 

[DLC]

If they set the screws to deep in the wallboard they can / will “ pop “ and then months later you’ll have a “ DOT “ on the wall / ceiling that needs to be patched and then painted…. Again !

As a GC - Drywall & Patching drywall is one of those trades that takes a Skilled Craftsman to make things disappear and make it as if there was never a patch

I can’t believe how shitty at their job some contractors are.

Got some bids on paint and wallboard repair. We ended up giving that contract to the painting contractor who had done a very nice job on the exterior of the house 6 months ago.

OK, they can paint an exterior but they have no business bidding wallboard repair. Aside from me discovering one of their guys was pulling every screw almost all the way through the wallboard, then they argue with me that’s the right way to do it? You have to be kidding me. Then it’s like literally i have no say on what goes in my house.

Every place I asked for bullnose they put corner-bead. They just ignored me. I went to HD and installed it myself WTF?!?!?!

Even though I had all the dents, smooth spots and previous visible patches marked with blue tap on the pre-bid walk, 1/2 way through they call and say having those things fixed will be $1k extra. I’m like (fuck) Ok, do it…. They didn’t do it.


Finaly I call them and tell them I’ve hired another contractor. They are done. They start arguing with me that they want the paint contract, I’m like I don’t think you are capable of doing the work I want. “Oh we are professionals we do very good work” No, no you don’t I tell them. you just tape over everything and I’v told you 20-30 time we take things off, no tape but still your guys tape everything

so no, you just ignore everything I ask for (mind you I had never asked them to do any extras without offering to pay for it) they just say yes and go ahead and do whatever the fuck they want.

anyways I get the “we have a contract” And I’m like: you want to play that, go ahead and when the job is done and I pick it apart an get my attorney involved and it ends uo costing you $20K to fix everything I find, you are going to wish you just walked away.

I mean what the hell? Took them over a week to do the wallboard repairs and at no point did I go more than 2 days without having to cal the boss to get something done the way I wanted. And 1/2 the time after that they still just dd what the fuck they wanted.

Perhaps I’m demanding but I am pretty upfront about what I want BEFORE it’s even bid. Bluer taPE indicating everything I want before the bid walk. Pulled all the fans, lights and switch plates I could because I don’t want things taped off. Why is this so difficult?

anyway that contractor is now fired.

 

[MPHSystems]

If they set the screws to deep in the wallboard they can / will “ pop “ and then months later you’ll have a “ DOT “ on the wall / ceiling that needs to be patched and then painted…. Again !

As a GC - Drywall & Patching drywall is one of those trades that takes a Skilled Craftsman to make things disappear and make it as if there was never a patch

Yea, the argued with me about it. Flat out wrong and still arguing. Also they bought 2×4"s for patch backers, which is fine. It works but if I'm doing 50 drywall plugs I'm using strips of 5/8 ply. Just easier and never splits and fits in front of pipes and ducts and romex

I watched them spend hours floating a dented bullnose instead of replacing it like I asked. It took me 10 min to RIP out the corner bead they just refused to do and installed new bullnose myself

I'm sure they are aces at apartments and flips but I was very clear what I wanted before they bid the job.

Really frustrating

 

[MPHSystems]

If He is actually a licensed painting contractor. Contract for drywall wouldn't have any validity. Unless he has another license.

My old neighbor was recently going through similar. After 3rd time failing his window install inspection. The painters said they could do it. I could see from next door it was going to fail again. And his GC was one of the most expensive. And he was willing to pay whatever the price was.

It's those Contractors that keep me busy. Do it right and the work just flows in. Starting another whole house remodel today. And have 3 more at the end of the month to start.

There is some room in there. As a C10, I can include the wallboard repair as part of an electrical job and that’s fine but 6 months later if that customer says “we really like your work and we have a wallboard job” I can’t bid the job. I would never bid a wallboard job, I’ll put the plugs in place for a drywall contractor to mud tape and texture. I’ve tried to do it and it’s not good. I have plenty of work twisting wires, let each trade do what they are good at.

 

[MPHSystems]

Dealing with this for the last 3 months. Had a pipe burst in the upstairs master shower behind the tile. Leaked down through the downstairs ceiling into family room. We have AAA homeowners 30+ yrs no claims and so far they have been pretty fair even waiving the deductible. They handled the remediation and demo ASAP.

My dilemma now is who to hire to do the rebuild. AAA sent their contractor (seemed like a mow and blow fly by night deal) for the initial cost estimate which was a joke. They came up with $12k for rebuild. After several estimates from GC's ranging from $20k to $30k AAA has agreed on the $20k and if it runs a bit over to submit further costs/invoices.

Here is a question for you contractors. I have a long time family friend who is a 30+yr tile setter and have seen a lot of his work which is stellar. He is offering to help with the repair as he has close friends/subs he has worked with for years. He will coordinate the subs then I pay each of them directly and eliminate the GC. My issue is I do not have a lot of time to manage these guys etc but will save some $ for sure.

The GC who I would choose has been really helpful to this point with 3D models and immediate responses for any questions and concerns I have had along with a fair bid. In addition, this GC has a ton of solid reviews, referrals and other job references they have done. 30yrs in business and on Build Zoom they are rated in the 1% of contractor ratings in Calif if that really means much.

My concern is if we go with our family friend and costs go over the insurance isn't going to pay any extra if we are not using a GC. No proper estimates or bids to submit as this will be a side deal. After reading this thread I'm also concerned about the subs the GC brings in being hacks or cutting corners that I will not know about.

This has been such a time consuming PITA its unreal. At this point we just want the bathroom finished but want the job to be done right.

Any input from you guys on which way to go would be greatly appreciated and didn't mean to jack the thread at all. TIA

We have a saying, at least in the electrical trade: “remember the 4 f’s”. Friends and family fuck you first.

If your friend is exceedingly professional, it may work but lines get blurred and expectations get ambiguous. These friends and family deals almost always end badly.

I give friends and family a 10% discount. It’s bullshit but it’s just to avoid arguments. We are friends or family, why shouldn’t I receive 10% more money in exchange for my labor? Why is the expectation that I receive 10% less money for my labor? Any time I have tried to explain that it ends in a fight so I just give the 10% but make sure to define scope of work very clearly in writing. That’s the key if for any contract but ESPECIALLY for friends and family, very clear and precise scope of work defined beforehand.

 

[NicPaus]

You willing to lose a friend over a job hire him. I have been burned by a few friends after saving them thousands. They just flat out don't pay. Or they expect stuff for free. I can barely afford to build my own house. Why should I pay out of pocket to build there's?

I recall doing a job for my Aunt. Saved her 5k off her lowest other estimate. Made like $3500 for a week's work. She could never get it out of her head that I made over $500 a day off her. The $5000 I saved her was irrelevant in her mind. I overcharged her was all she could think about and held that grudge for years until she needed more work done.

Best to hire a professional and leave friends and family out of it.

 

[wishiknew]

IDK, probably high. I’m a big boy and would rather self insure on the small stuff and use insurance for the house burned down stuff

100 % use insurance as a last resort

 

[LakeMeadLavey]

We have a saying, at least in the electrical trade: “remember the 4 f’s”. Friends and family fuck you first.

If your friend is exceedingly professional, it may work but lines get blurred and expectations get ambiguous. These friends and family deals almost always end badly.

I give friends and family a 10% discount. It’s bullshit but it’s just to avoid arguments. We are friends or family, why shouldn’t I receive 10% more money in exchange for my labor? Why is the expectation that I receive 10% less money for my labor? Any time I have tried to explain that it ends in a fight so I just give the 10% but make sure to define scope of work very clearly in writing. That’s the key if for any contract but ESPECIALLY for friends and family, very clear and precise scope of work defined beforehand.

Thank you I appreciate your feedback. I was leaning toward hiring the contractor as I felt the friends helping out was probably not the best path. More recourse with the GC and being insurance is involved it could get messy. The savings is not a big issue so I think you and @NicPaus have helped me confirm my decision to go with the GC. Thank you both!

 

[MPHSystems]

You willing to lose a friend over a job hire him. I have been burned by a few friends after saving them thousands. They just flat out don't pay. Or they expect stuff for free. I can barely afford to build my own house. Why should I pay out of pocket to build there's?

I recall doing a job for my Aunt. Saved her 5k off her lowest other estimate. Made like $3500 for a week's work. She could never get it out of her head that I made over $500 a day off her. The $5000 I saved her was irrelevant in her mind. I overcharged her was all she could think about and held that grudge for years until she needed more work done.

Best to hire a professional and leave friends and family out of it.

My SIL wanted me to put a fancy AV system in her home, I quoted it to make $1k on about a 60 hr job. $18/hr.

She was pissed that I was charging anything. At the time I was getting $60 / he + materials markup I was giving her $4k. She was stuck on the idea that I should work for pizza


So, I'm like OK We have 1/4 acer that needs a lot of work. I'll work for pizza and you send your husband to do my yardwork for pizza 1 hr for 1 hr. That really pissed her off. It infuriate her...we aren't driving all the way out to your house to work for pizza.

Friends and family fuck you first.