In the process of presenting this "saga" it is important to realize that everything that was done at one time or another overlapped one another.
Because of the time constraints involved, from time to time I will get ahead of my self and thats where I find my self now...the sewer situation ran over nearly the entire time of the project but this chapter will deal with the bid process that started before the sewer fiasco, but was completed well before the sewer was finished.
In no way am I saying this is "THE WAY" to run a project ...it's just how it came together for us.
Shortly after we purchase the land and got involved with dealing with the city over sewer easments we began the process of hiring an architect to meet with the city planning commission start preliminary drawings and begin the process of gathering the bids...first we contacted all the Metal Building contractors in the area and requested bids for a 3000 square foot building.
We wanted a "turn key" contractor but found that in this particular genre of construction few were interested in that kind of project and the ones that were,we felt wanted too much for acting as the General contractor so we elected to be our own General.(Something I would rethink if I were to do it again).
After reviewing all the bids (9 in all) we narrowed it down to 3...then started asking what we were getting for the money (comparitively) when it came down to decision making we met the contractor we thought would give us "more bang for the buck" and someone we really thought we could deal with on a rational basis (we did well in this area).
Next we called in the subs for their bids...in our case,plumbing,concrete,framing,sheetrock, electrical and heat and air. It is important to spellout exactly what is required and submit drawings to each of the subs (this is where the paper wars began).
I want to note here how important it is for a person to have a clear view of what they want before dealing with an architect (whether you hire one or he comes with the building contractor) Some really interesting things happened in this area that caused a lot of confusion and very nearly cost us a lot of money we didn't need to spend. For instance...our architect wasn't familiar with what we do and "assumed" we were stockpiling solvents and paints like a warehouse would and the city was insisting on a sprinkler system. (that took some fast thinking on our feet and took a while to sort out) We rescheduled a meeting with the architect and sorted out a whole lot of things he "assumed" and gave him the facts as we see them ...now we were all on the same page and ready to roll.
Once good communications were established we never had another change on the drawings! This was a good lesson and we never let anyone "assume" anything again all the way thru completion of the project.
Getting back to the bid process we narrowed each catagory to 3 bids each, took and average of the three and logged them to determin the overall cost of the project. Later we would fine tune the final bids but this gave us numbers to go to the bank with for our construction loan.
We made no commitments to contractors until we found it necessary...this gave us some flexibility ...(not knowing what their schedules were ,we could change contractors at a late date if we needed to, due to other commitments they had...and we did on more than one occassion).
Once we had all the figures in... I charted it all on a columnar pad listing the bids I was interested in using and adding 10% for overrun (a standard in the industry) This chart was extremely useful to keep tabs on everything as the project moved along.
I'm not going to get into a whole raft of figures here but keep in mind we gave $30,000. for the land and add all the subs, architects and engineering fees, legal work and any misc. items found around the fringes (like dirt work and chemical toilets,scaffolding,lifts and trash removal) approx. $79,000. and now you have an idea what your new building is going to cost.
The next trick is to bring everything within budget...keep your eyes wide open and discuss everything with your partner (wife in my case) so there are no surprises as you go along. (you'll still have some surprises but together you can work them out..it's extremely important that you work as a team once your into the construction phase...you'll soon find out you'll need a friend to get through this.
Pictures shown were taken march 19 2002 (the day construction began)
Next: Chapter 4 City Plan Approval,Permits and Construction begins...
posted
Hi Monte. I've also been reading your saga of building your new shop with interest. Now that you're documenting the trials and tribulations that you and Patsy went through, in pursuit of your dream, I'd bet they don't seem quite so bad as when they were actually happening.
Hopefully you both will be able to look at these experiences, down the road, and be able to laugh about them...because you both had the perseverance to overcome these obstacles together. Things that are "earned" in this fashion are those that are more fully valued and appreciated. I sincerely hope that both of you will fully enjoy the fruits of your labours, and that the blessing that you both asked for when you began this project, are granted and fulfilled.
-------------------- Ken Henry Henry & Henry Signs London, Ontario Canada (519) 439-1881 e-mail: kjmlhenry@rogers.com
Why do I get all those on-line offers to sell me Viagara, when the only thing hardening is my arteries ? Posts: 2684 | From: London,Ontario, Canada | Registered: Feb 1999
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posted
I'm reading them also. So far it sounds like Murphy's Law was in effect. I need to print this out and read it the next time I think I have problems! Keep em coming, makes me feel lucky!
-------------------- Kathy Joiner River Road Graphics 41628 River Road Ponchatoula, La.70454
Old enough to know better...Too young to resist. Posts: 1891 | From: Ponchatoula, LA | Registered: Nov 2000
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posted
I was wondering if you put a new sign into your construction list. I hear thats an important item that's overlooked by many business who are building new facilities, often causing undue stress upon local sign people who are subsequently asked to provide needed sign by such and such a date, causing said sign shop owner to have to readjust work schedules to accommodate new "rush " job. Situation often causes new owners to recall electricians to put in forgotten circuits, may require additional digging in newly paved parking area, more trips to city hall for additional permits, and worse, may require additional monies to be acquired due to lack of inclusion in original bank loan.
Just pulling your leg a little, of course, but would like to see your new shop sign too. Really enjoy these posts.........
-------------------- Jeff Ogden 8727 NE 68 Terr. Gainesville FL, 32609 Posts: 2138 | From: 8827 NE 68 Terr Gainesville Fl 32609 | Registered: Aug 2002
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We are just now getting into the start of our own project.... and I'm a little frustrated with the bureaucrats already.... I just want to build a shop/house inside a mountain with a little railway running around it.
The budget on our little project will be a little higher than the numbers you mentioned. And I suspect the process just might be a little more complicated too... but here goes nothin!
Keep us tuned in with the updates... and as we get going I just may do the same here.
Gonna be interesting!
-dan
-------------------- Dan Sawatzky Imagination Corporation Yarrow, British Columbia dan@imaginationcorporation.com http://www.imaginationcorporation.com
Being a grampa is one of the the most wonderful things in the world!!! Posts: 8738 | From: Yarrow, B.C. Canada | Registered: Nov 1998
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posted
Hey! I'm reading too! I'm really interested in how the Plan Commission treated you as I am now (no spit-balls, please) on the plan commission here.
-------------------- Jeff Vrstal Main Street Signs 157 E. Main Street Evansville, WI 53536 1-608-882-0322 Posts: 670 | From: Evansville, Wisconsin | Registered: Sep 2001
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posted
Jeff ...We won't hurt you...but we could have killed the planning commission here...nearly everything they said was overturned in one way or another by the code enforcement people, we thought it would be really nice if the two entities were on the same page...they occupy the same building so it should be easy enough.
For instance...the planning commission allowed there would be no need for firewalls in an all metal building so we didn't allow for them in the bid process...imagine our surprise when they made us put firewalls all the way down 65 feet on one the west side and 45 feet down the south side.
No big deal...just a mere $6000.00 above the already established(not to mention committed) budget. Lucky for us there were a few items we went overboard on and when we trimmed them back we had enough to pay for the extra firewalls.Sure would have liked to have had that new compressor and shop cabinets tho ...I could sure use them now.
There were more incidences and I'll cover them in later chapters of this "stranger than fiction" saga of being your own general contractor.
My only advise to you Jeff is ...get close to the code enforcement people ...there is nothing worse (for the people trying to creat their dream) than being told one thing only to find out it was wrong or incorrect or even misinturpreted and I can tell from your posts here that you wouldn't want to creat that kind of grief for anyone .
Good Luck ccommissioner!
-------------------- "Werks fer me...it'll werk fer you"
posted
Hi Monte and Pat, I have also been following your progress with the new workshop. Congratulations on the successful completion. ! I'm now waiting for the invite to the official opening.
-------------------- Norman Biss aka KiwiNorm Living and working in one of the best countries on earth... Papamoa Beach, Bay of Plenty, New Zealand norman.biss@gmail.com Posts: 141 | From: Papamoa Beach, Bay of Plenty, New Zealand | Registered: Nov 1998
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posted
Hi Norman...you know better...there is a standing invitation for you in our home at any time you please.
It's really good to see you here ...we must have conjured you up as were speaking of you just yesterday.
But if you insist ...here is your Gilt edge invitation. Patsee says hello and don't be gone so long.
We're trying to figure a way to get your way and feel like it is in the near future...(next year maybe)If you have the opportunity and need a change of scenery we are having an "Shop warming" during Fred's meet in the spring.(Check "future meets").
Thanks for the reply old friend...looking forward to see you !
-------------------- "Werks fer me...it'll werk fer you"
posted
The similaritys to the "Lenny Stories" are my favorites! he he he Keep them coming,as I am Printing them out for future reference to be applied in my MINI STORAGE project,located on my propery.
-------------------- PKing is Pat King The Professor of SIGNOLOGY Posts: 3113 | From: Pompano Beach, FL. USA | Registered: Nov 1998
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![[Smile]](smile.gif)
And I suspect the process just might be a little more complicated too... but here goes nothin!
![[Big Grin]](biggrin.gif)
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