Contractor Warning

[rcb1966]

Originally Posted by poconoproud

That only works out to about $56 per sf...

With that $500,000 figure you'd be coming in at about $80 per sf....it is more realistic, but although our company builds for $80 per sf, you'd be hard pressed to find many other building companies that do. Most of the builders in my area are building for no less than $100 per sf...and that is builder's grade. I don't think they'd give you the stucco or stone or finished basement for that amount.

Ditto on that sentiment...I too have a hard time getting to the $80 per sq/ft number. If you are building new construction in NEPA or the Poconos & you have the following:

Full basement 9' walls, Upgraded heat Pump or better, Good Siding, 30 yr Arch. Roof, Good Vinyl Windows (ex. Harvey brand), tile baths, hardwood DR, Upgraded Mouldings, Maple Kitchen, & granite tops.....you are over $100 per sq/ft, depending on the size of the home. The greater the sq/ft of the home, the lower the per sq/ft price becomes, because the fixed coat items are spread out over a larger number of sq/ft. Anyway...

[canterm]

Glad to know all this. Seems like the contractor may not have ripped me off as bad as I thought, but instead greatly underbid. Had i known this I would have built a less expensive home, but I had to spend the entire amount oy the money the insurance company paid for my home damaged in the fire.

If anyone can estimate (I know its difficult without the plans) what this home would have cost to build, I would appreciate it.

Home Size
4200 above grade square feet
2000 additional square feet in basement (75% finished)

Good builder's grade. Inexpensive hardwood on 1st floor, carpet on the second floor. Tile balths. 4 bedroom 4.5 baths.

Stucco and stone (synthetic) around exterior of homes. 9 feet ceilings in basement and first floor, second floor 8 feet.

Kitchen cabinets, counters, and appliance budget of $25,000.

3 car garage.

My thought for rough calculation was to multiply the above grade sq feet (4200) by $100 and then the garage and finished area of the basement by $33. What are everyones thoughts.

[rcb1966]

Where are you located, exactly?? Some of your costs will be predicated on your geography, others are pretty standard in the industry. My degree is in accounting...so i am a numbers man first & a builder second. If you want to DM me, and then e-mail me a scanned version of the plans....I can give you an idea. I have worked in the Lehigh Valley & subcontracted some work in Philadelphia as well (Conshohocken). I may be able to help you....but my average cost overall with garage, per your specs, runs $105-$115....that's without any mark-up.

[canterm]

I am not sure how to direct message. Can you direct message me. I added you as a friend on the forum so maybe then I can dm you. Thanks again.

[moyneur]

Here's a link to check the status of a contractor in California.
www2.cslb.ca.gov/OnlineServices/CheckLicense/LicenseRequest.asp

[lem222]

what have you pursued with this legally or otherwise?

Originally Posted by canterm

I hope this post helps at least one person. I learned the hard way. When selecting a contractor PLEASE do your home work and SERIOUSLY think of hiring an attorney. I hired a contractor (Major League Builders AKA Manuel Gonzalez out of DE) to rebuild my home that caught on fire. I thought the fire which destroyed my home was the worst thing that could happen, I was wrong. Hiring the wrong contractor was worse. He did faulty work (the home almost had to be knocked down) and stole some of the money. Also he didn't pay for $20,000 worth of supplies that I am on the hook for. Thats right in PA and most states if the builder does not pay for the materials the home owner is on the hook. Well enough about my soap box. Here are a few recommendations I have:

One check the contractor out (does he have lots of judgments against him)
File a lien release with the court house before work starts which will keep you from having to pay for the supplies if the contractor does not.
Consider making the contractor get a performance bond (it will pay to complete the job if he doesn't) this is not the same as insurance, and truthfully insurance is not that much of a help to you. If I can help in any way please let me know ( I am not a builder but just spent the last three years going through this) And everyone stay away from Manuel P. Gonzalez in Bear DE. Good luck

[Hopes]

Originally Posted by canterm

Glad to know all this. Seems like the contractor may not have ripped me off as bad as I thought, but instead greatly underbid. Had i known this I would have built a less expensive home, but I had to spend the entire amount oy the money the insurance company paid for my home damaged in the fire.

If anyone can estimate (I know its difficult without the plans) what this home would have cost to build, I would appreciate it.

Home Size
4200 above grade square feet
2000 additional square feet in basement (75% finished)

Good builder's grade. Inexpensive hardwood on 1st floor, carpet on the second floor. Tile balths. 4 bedroom 4.5 baths.

Stucco and stone (synthetic) around exterior of homes. 9 feet ceilings in basement and first floor, second floor 8 feet.

Kitchen cabinets, counters, and appliance budget of $25,000.

3 car garage.

My thought for rough calculation was to multiply the above grade sq feet (4200) by $100 and then the garage and finished area of the basement by $33. What are everyones thoughts.

You need to clarify that a foundation already existed for this rebuild.

[Hopes]

Originally Posted by canterm

I am not sure how to direct message. Can you direct message me. I added you as a friend on the forum so maybe then I can dm you. Thanks again.

Click on the username on the top, left side of the post. That will reveal a pull-down menu. Select 'send a direct message..." and click. It will be self-expanatory from that point.

[Paul Enterline]

I am an attorney whose client suspects her mother was defrauded by Manny Gonzalez. If you have any information you can share, please call me at 302-856-9585. If I am not available, please leave a number so I can call you back.

Thanks for your help