Sub-contracting
I am in the process of applying for General Contractor's license in chi-town.
When contracting ,what forms are used for such project.
If I go to look at a sfh or 2flt. does the sub-contractor have to be available at that time to make an offer or should I used the good means estimate book based on square footage.
I'm trying to eliminate any contact between owner an sub-contractor until agreement is made.
Also, how do you become bonded? Is the process done through Sec. of States Office by ways of certification. Are there any insurance companies that will insure my business that anyone knows of . Have several rehab projects coming up some work will be done by me and some contracted out. :-?
You need to spend some time talking to your state licensing board about contracting for most of your specific questions. Of course there are insurance companies to insure you. Get out the local yellow pages and look up insurance and ones that talk about liability for contractors and call them.
If you can find subs who will spend their time looking at properties with you then bring them along. I would guess you are going to not find many to do that. Being a GC means you pretty much already know what a sub is going to charge for a project before talking to them.
As for bonding, why do you need to be bonded? Is this a Chicago ordinance? Where I am from bonding is for federal or municipal jobs, such as building roads or commercial buildings.
General contracting is often done on AIA forms. You can buy these. Run a google search.
I would be very leery trying to guesstimate subcontractor costs. That can lead to many unexpected surprises unless you are an experienced GC.
Plus, you don't want just any old estimate. You want the sub's *best* price. There's an art in hiring and managing contractors. This stuff can be taught.