direct labour v's contractor - and any other advice

JH29

Hi,
We are looking at building our home and are currently debating the benefits of direct labour v's contractor. It seems to be coming down to finance v's sanity but would love any suggestions or any advice.
If we do get a contractor, we are considering sourcing various bits ourselves - i.e. windows, kitchen, paint etc. So any recommendations of pit falls or benefits of either option would be greatly appreciated. 
PS We are Cork based. Thanks

Fayre

I've done both and there are a lot of pros and cons. If you were to go direct labour you will need someone with construction industry experience. I have an excellent Project Manager and am also Cork based so if you decide to go that route and you want his details then PM me.
Even if you go with a builder you'll always have a lot of stuff you do yourself (to save money) there's no point paying the builder a premium to do things you can easily do yourself that don't require any specialist knowledge. Examples of this would be:
- the stove
- the painting
-the tiles and tiling
-the windows and doors (they do require knowledge but reality is you're going to do all the research and then pay the builder a premium just to order them adn take charge of them being delivered when you can just order them yourself and the crowd that make them will install them in any case)
-the kitchen
-the sanitary ware
-the lights

BryanF

Fayre wrote: »

I've done both and there are a lot of pros and cons. If you were to go direct labour you will need someone with construction industry experience. I have an excellent Project Manager and am also Cork based so if you decide to go that route and you want his details then PM me.
Even if you go with a builder you'll always have a lot of stuff you do yourself (to save money) there's no point paying the builder a premium to do things you can easily do yourself that don't require any specialist knowledge. Examples of this would be:
- the stove
- the painting
-the tiles and tiling
-the windows and doors (they do require knowledge but reality is you're going to do all the research and then pay the builder a premium just to order them adn take charge of them being delivered when you can just order them yourself and the crowd that make them will install them in any case)
-the kitchen
-the sanitary ware
-the lights

detailed install drawings are essential for windows etc.

Don't underestimate the scheduling and supervision necessary to ensure elements are correctly installed as per design drawings, especially if you take larger elements out of the main builder contract.

mcneil

Fayre wrote: »

I've done both and there are a lot of pros and cons. If you were to go direct labour you will need someone with construction industry experience. I have an excellent Project Manager and am also Cork based so if you decide to go that route and you want his details then PM me.
Even if you go with a builder you'll always have a lot of stuff you do yourself (to save money) there's no point paying the builder a premium to do things you can easily do yourself that don't require any specialist knowledge. Examples of this would be:
- the stove
- the painting
-the tiles and tiling
-the windows and doors (they do require knowledge but reality is you're going to do all the research and then pay the builder a premium just to order them adn take charge of them being delivered when you can just order them yourself and the crowd that make them will install them in any case)
-the kitchen
-the sanitary ware
-the lights

Im also thinking of using a project manager or builder for my build in 2 years. How much extra did you pay to use them. I know 2 builds arent the same and some can be quite alot higher than others but im wondering would it be worth it. If its 10k from start to finish looking after a 2000sq ft dormer, i think it might be worth it but if its anywhere near 50k, then it starts to look very unappealing for me.

Fayre

Mine is 10-12 k for a 3200 sq ft house. Price is negotiable in any case. You can say that you're taking responsibility for certain parts (like kitchen etc) to bring the price down

mcneil

Fayre wrote: »

Mine is 10-12 k for a 3200 sq ft house. Price is negotiable in any case. You can say that you're taking responsibility for certain parts (like kitchen etc) to bring the price down

Money well spent to take way the hassle of it IMO

mfceiling

Just remember that most builders won't want a job where the client will pick and choose what they want to do.

You do the roof and I'll do the felt and slates. You stand the stud walls and I'll slab them. You do the wall chases and I'll get my own electrician. You do the block work but I'm doing the windows. You lay the floor insulation but I'm sorting out the screed.

You can see how this could create friction between the builder and the client. If something doesn't work then the fights begin...I did it as per the plans....yeah but you should have known I was going to do it this way.

mcneil

mfceiling wrote: »

Just remember that most builders won't want a job where the client will pick and choose what they want to do.

You do the roof and I'll do the felt and slates. You stand the stud walls and I'll slab them. You do the wall chases and I'll get my own electrician. You do the block work but I'm doing the windows. You lay the floor insulation but I'm sorting out the screed.

You can see how this could create friction between the builder and the client. If something doesn't work then the fights begin...I did it as per the plans....yeah but you should have known I was going to do it this way.

It can get messy if a problem arises with a situation like this

Fayre

I don't think anyone is talking about that kind of a division - you do the roof adn I'll do the felt and slates!
I was talking about things which most clients pay for themselves separate to the builder - like stove, kitchen, tiles, sanitary ware, painting etc.