How to Plan and Remodel Attics and Basements: Doing it yourself

There are many things you may be able to do yourself. On the other hand, taking full responsibility for a major remodeling will involve a lot of time and effort. It may also result in additional expense if you do not already own a comprehensive collection of tools. Be honest in assessing your own skills and , even more importantly, the amount of time and effort you are pre pared to invest.

Will doing it yourself save you money?

There is no guarantee that doing a sizable remodeling project yourself will save money, especially if you put a monetary value on your time. How ever, the following guidelines can help you to cut costs.

- Do the work of the highest paid professionals (usually plumbers and electricians).

- Do tasks with a high labor cost relative to materials cost, such as demolition, excavation, wallboard, finishing, insulating, and concrete work.

- Do small jobs that would take a subcontractor less than a half day to perform, such as installing vinyl flooring in a bathroom or kitchen.

- Take responsibility for buying and delivering all materials to the job.

Questions to ask yourself

Before you decide how much of the conversion you are going to do your self, read through the following questionnaire and answer truthfully.

Managing the project

Are you well organized, persistent, clear about the details of your project, and able to spend long hours on the telephone and at the job? Can you handle money, make payments promptly, and keep a budget? Are you comfortable negotiating with subcontractors and suppliers? Are you articulate and patient?

Performing a trade

Are you experienced in a trade, such as carpentry or plumbing, or with a material: wallboard or paint? Do you have access to the proper tools? Are you willing to be assigned as a sub contractor by the builder, and can you make yourself available when ever necessary, have materials ready, and complete work as scheduled?

Doing general labor

Are there significant amounts of demolition, excavation, or materials hauling that you can do before others take over the job? Are you available on short notice to assist with menial tasks? Can such tasks be specified clearly enough in the contract for a clear delineation between your and the contractor’s responsibility?

Doing it all yourself

Do you enjoy working on your home? Do you have time? Will the project disrupt normal day-to-day living? Will it matter if the project re mains unfinished for several months? Have you finished every project you ever started?

Being your own contractor

You may want to manage the job yourself and hire specialists—plumbers, electricians, concrete workers, wallboard finishers, painters, and tilers—to do the actual work.

Obligations

Although you will be hiring professionals, you will still have certain roles and responsibilities, such as being thoroughly familiar with the contract and construction documents. You must also be financially sound and able to make prompt payments. Be friendly but stay out of the way. Direct all inquiries, complaints, or compliments to the general contractor or to the person with whom you signed the contract.

Documents

If there isn't a formal set of plans, the contractor should submit a sketch outlining the proposed work before you sign a contract.

Ask to see proof of workers’ compensation insurance from any sub contractors. Also, be sure to obtain lien releases from all subcontractors and suppliers before making your final payment.

Staying on schedule

Subcontractors depend on accurate scheduling. If your job isn't ready when they arrive, you may not see them again for several days or even weeks until they can reschedule your job. Keep all subcontractors informed of any suspected delays.

Salaried labor

You should not hire workers or unlicensed professionals unless you are willing to take on the responsibilities of an employer. Obviously this does not apply to members of your own family. The responsibilities of an employer include reporting wages to the IRS, withholding taxes, and carrying workers’ compensation insurance.

Preparing for construction

A remodeling project inevitably causes disruptions and mess. Water turned off at the wrong time can be annoying; the lack of a door, inconvenient; the loss of a staircase, nerve- wracking. The more familiar you are with the plans and the schedule, the better you will be able to cope.

If you are going to do some of the work yourself, there are steps that you can do ahead of time.

- Clear out the area where you will be working. This may involve a yard sale or a major reorganization of household goods, so start early.

- Plan how you will dispose of debris. Collect cardboard boxes for carrying out plaster and broken concrete. Inquire about rental rates for a dumpster or a truck. Clear out an area of your yard for dumping dirt.

- Place orders early for materials that require time for delivery.

- Arrange for the covered storage of materials that will be delivered.

- Inventory your tools. Organize them for quick access. Replace any broken tools. Buy safety goggles, gloves, and dust masks.

Checklist for you, the client:

• Determine from the building department whether there are restrictions.
• Establish a budget.
• Inquire about a loan.
• Clarify your priorities, level of commitment, and the scope of the project
• Contact design professionals.
• Interview and check references of candidates.
• Select design professionals.
• Review and sign design contract.
• Design the project.
• Obtain final plans and construction documents.
• Obtain financing.
• Submit plans for permits.
• Contact construction professionals.
• Interview and check references of candidates.
• Solicit bids.
• Select contractor(s).
• Review and sign construction contracts.
• Obtain permits.
• Schedule all subcontractors.

Checklist for you, the contractor:

• Perform demolition.
• Perform basic structural work on doors, windows, stairs, exterior, etc.
• Arrange for rough wiring, plumbing, and mechanical work.
• Arrange inspections, as needed.
• Install insulation.
• Install and tape wallboard.
• Buy all finish fixtures.
• Install trim and interior doors.
• Paint.
• Install flooring in bathroom and kitchen.
• Install cabinets, shelves; finish plumbing and electrical fixtures, etc.
• Install main flooring.
• Arrange for final inspection, file notice of completion and (if required), obtain lien releases.
• Make final payments.