Ok i have had a couple of threads here, presently we are in a rennovation. My problem is this, our contractor is well to be put nicely, a stereotypical contractor. He pays his workers minimal wages, so some have quit working for him and others refuse to work for him. Our original job was set to be complete in 30 days, we have added a loft room for which he wants another 30 days. Our concern is this, we are at a point that if we were to sever ties with him, we could almost have the job completed by someone else for the amount we owe him. However, we do not have the architect plans needed for permits because the architect is a contact of his. Even the foreman of the job presently is sending word to us that he wants to leave the job and come back to work straight for us, We are not sure what the implications or ramifications of this would be. Yes i know having the work started without the plans in hand is also a stupid move, I have had numerous arguments with both the wife and the contractor regarding specifically this issue. How work was started without an architectural and structural diagram is beyond me, but it was, It has cost us also, a wall was put up in the wrong place forcing a waterfall of changes in stairs, landings, and terrace. The addition we are wanting to the original rennovation is up for acceptance today, if we make the initial payment to him and his workers walk off the job, because he certainly will not be paying them any more than he is already, how are we protected? What recourse do we have to ensure the job is completed at the estimated cost and timeframe? I know many steps we have made are stupid, and believe me when i say i tried to stop them from being made to begin with but I am sure you all know how difficult that can be when the wife wants something done and puts her foot down.... Please help with any advice you may have regarding this issue.
Re: Urgent advice needed...
Classic case.
You are where you are. Can't you get a copy of the plans from City Hall? I assume your contractor submitted, at least, parts of it. Problem is, IIRC, you are a foreigner so best if you have a trusted local person who knows the "complexities and sensitivities" of dealing with LGU.
As for your contractor, I sense you've had it with him. You may want to just let him finish what he started without adding any additional scope. Demand that he provides you as built plans after the project.
At an added cost, you may want to hire a trusted engineer NOW to act as Quantity Surveyor and Quality Assurance who will survey all works are complete and act as your man-on-the-scene so, if all goes bad and the contractor leaves you, your man, at least, would know where the cables, pipes, valves, and other in-wall and underground appurtenances are.
Whereabouts is your site?
Re: Urgent advice needed...
@nomas
don't feel so bad, even locals get screwed by contractors. even well-meaning employees can make huge mistakes out of ignorance.
in our property i'm still dealing with the results of shortcuts made in the 90's.
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Re: Urgent advice needed...
keep the foreman if you can.
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Re: Urgent advice needed...
thanks for sage advice. I have gone past the point of being fed up with this guy. I demanded drawings a month ago, after having to check and recheck everything i told him work could not go forward until we have the drawings to ensure that screwups do not continue to happen. After that blowup, i gave him a chance to make it right, but then holy week came, so little work, then gave him a week or so to get the redesign and estimate for the attic room we are having done. Still nothing, as for drawings submitted at city hall, he hasnt applied for anything, its my understanding the homeowner and lotowner has to sign drawings also. We are Near Sm Fairview, yesterday he submitted his payment schedule to us for the additional attic room. After talking with him like a normal person, telling him straight that we have workers coming up to us offering their services directly to us who refuse to work for him, and asking him if he is having worker issues because he had five workers at the site and that went to three after holy week, and now the only one staying on is the foreman. He said honestly he has no worker issues, that he has 48 workers he can use, ten minutes later asked the foreman if he can find more workers.... I am done with the drama with this guy, I just want the job done, he has made it clear to me he is a flat out liar, but not much i can do about that except make sure i take care of the foreman. Thanks for the sage advice, its a learning curve really, i knew work should not have started until drawing were in hand, but i let the wife have her way and have the work started. She needed to see the direct result of rushing into it like this. We have lots in lipa we will be developing next year and now we know how it should be done.
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I am a contractor myself and usually works with other contractors too on site, this is a common problem. Laborers paid BELOW the minimum rate and ARE NOT supervised well enough that mistakes are bound to happen at your expense.
My advice for you is to STOP any dealing with your contractor. It doesn't matter if it's finish or almost finish. If workers are not happy with their boss, they might sabotage their work and YOU will end up with the problem. I don't think he has any drawing or plans in the first place that is why he is delaying the submission to you. Talk to someone you can trust. As for the balance, don't pay it anymore. Also DONT make another deal with him since he still have not completed the first project. If you like working with the foreman maybe you can strike a deal with him, ask him if he can finish the project with the remaining balance? If he can then well and good but I highly doubt it( you might be adding another 20% for him to finish it) as for the additional loft room, well it's another story.
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Re: Urgent advice needed...
sage advice and thanks for it, I wish i could follow it, sad thing is this contractor lives 3 doors from us, he will cause problems for us if we end this now. My wife is concerned that not only will he create problems for the job to be completed if we drop him but that he will cause problems with my status here in this country, which is conceivable, I am sort of bent over a barrel here. Regarding drawings, most of the drawings were done by myself and he submits them to an "architect" he knows for the official plans, which he will have to produce in order for us to obtain electrical permit, which cannot be avoided by either of us due to having to have the meter moved, which will require the permit, which will require the drawings, signed by homeowner and contractor and architect. We reluctantly signed the additional work yesterday and made our terms written and signed by him on it, basically saying that 3 weeks before his estimated completion date we will sit down and reevaluate progress and outstanding balance. If its not up to par at that point we will be able to finish it as we should have the plans in hand by then. I kick myself every day for letting this job begin without proper permits and drawings, and i appreciate readers here understanding that and not piling on insult to injury and actually giving constructive advice. I am forever grateful for finding this website.
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I second what Ricky has said, i think it would be better to stop the bleeding now and save your funds. I think its best to start over, and start it right. Get your drawings first, get your permits next and finally hire the right people. Get an architect/engineer who is on your side who can provide you the necessary drawings. Since yours is a small project, your architect/engineer can also serve as your supervisor. How many times a week he/she is on site will depend on your deal with him/her. Or if you have a trusted person, let him be the project manager and be on site everyday. Finally, have long talk with your wife regarding the whole project. Get your ideas down and have a clear agreement on what you guys want to happen. Ive had experiences that the husband and wife dont see eye to eye and many changes will result during construction. Budgets get destroyed when that happens.
With regards to the foreman, you should make sure that he is capable and has the right equipment, right workforce and has experience to back everything up. If not you will commit your same mistake again.
