change orders

[Greg1707]

A customer had me change a light fixture in their brand new bathroom. I charged $200. It turns out the GC had not finaled the project and is steamed they hired an outsider to do this work. (this was all unknown to me) The owner had requested a change order for this and the GC had quoted $1,000 for the change.

This is all new to me. How are change orders negotiated on residential projects? What leverage does the home owner have in negotiating changes? Is the home owner powerless when faced with what might seem a unreasonable cost for a requested change?

 

[bdogwill7]

Making changes to the contract...

Making changes to the contract...

A change order is a written agreement between the owner and contractor to change the contract.... Change orders add to, delete from, or otherwise alter the work set in forth in the contract.....Many times, the contract defers to the architect to initially resolve claims . If claims cannot be resolved by the architect, the contractor and the owner may proceed to mediation. If mediation fails, the next step is arbitration........This information comes from NASCLA in which I'm currently studying for my electrical License.....

 

[Barbqranch]

Years ago I was involved in the design and construction of a new factory. At a certain point, we decided it would be better to have a large gas manifold installed across the head end, and we would plumb the individual ovens and fryer later, since we did not know the exact final layout. The plumbing contractor quoted what I thought was a large price for the change order, so I told him OK, go w/ the original. Suddenly he was willing to make the change for free.

 

[mjf]

In the instance you are referring (a fixture swap), the homeowner is far from powerless. If they don't like the price they can say no thank you and do whatever they want after final inspection/C.O. (like.... hire you).

They are somewhat more powerless in an instance where they might want a location change, added outlets, etc. but they can certainly wait and see if they can get a lower price. No law prohibits it.

 

[__dan]

If the GC owns the house and the new owner has not closed purchase yet, the GC has every right to be steamed.

If the owner owns the house and the GC merely works there, he is some kind of psycho to get mad or try any type of intimidation tactic to bluff, BS, his way to monopoly control over what light fixture the owner gets in his bath. Would make a good reality TV episode. The GC's bluff could be illegal but I cannot think of a good enforceable cite for that OTTOMH. If that's the only complaint on the job you have a peach. Tell the GC to have a peach.

 

[James L]

I used to be a GC, and now I sub from one. It's all in the contract as to whether or not the homeowners had the right to hire you before the job was closed out. If it's not specifically prohibited, then the GC simply has a lesson to learn.

He can be as mad as he wants. But his contract would have to say something to the effect that the homeowner is not allowed to hire any other contractor for any work to be performed in that area until that GC's contract is brought to a close.

I went through a scenario (once) where I finished a basement, but the homwowner wanted to have carpet installed by Home Depot. No problem, I thought. Until all my painted baseboard got black scuffs, and walls got gouged up, before my contract got closed out. So I had drywall repair and paint touchup to pay for. I could get as mad as I wanted, but I really had no recourse

After that, it was in my cantracts. Lesson learned

 

[GoldDigger]

Without specific contract provisions i think it would only be a problem if your work caused his final to fail OR if your work was substantial enough to require its own permit.
If the GC rather than the HO pulled the permit, you are probably not allowed to work under his permit except under contract to him.

 

[iwire]

I used to be a GC, and now I sub from one. It's all in the contract as to whether or not the homeowners had the right to hire you before the job was closed out. If it's not specifically prohibited, then the GC simply has a lesson to learn.

Bingo.

 

[growler]

A customer had me change a light fixture in their brand new bathroom. I charged $200. It turns out the GC had not finaled the project and is steamed they hired an outsider to do this work. (this was all unknown to me) The owner had requested a change order for this and the GC had quoted $1,000 for the change.

In the instance you are referring (a fixture swap), the homeowner is far from powerless. If they don't like the price they can say no thank you and do whatever they want after final inspection/C.O. (like.... hire you).

The homeowner really should wait until there is a final inspection on the job before bringing in another contractor.

Since the job was not finaled the GC has an open permit and would be responsible for anything that happens on the job.

A $1000 does seem high for a fixture change but unless you see the change order you have no idea what is included. He may have included an expensive fixture.

 

[growler]

If the GC rather than the HO pulled the permit, you are probably not allowed to work under his permit except under contract to him.

Here a GC would have to pull his own permit for the job to be legal to start with.

Some contractors do work under a homeowner permit but it still not completely legal.

Every one of those homeowner permits I have seen make the owner sign an affidavit stating they are going to do all work themselves. If a homeowner signs for a permit the job is theirs ( their responsibility) no matter how many contractors they get to work on the project.

 

[Pharon]

A $1000 does seem high for a fixture change but unless you see the change order you have no idea what is included. He may have included an expensive fixture.

The OP quoted $200 for the same scope the GC quoted $1,000. Doesn't sound like the delta is in the light fixture itself.

 

[Fulthrotl]

The OP quoted $200 for the same scope the GC quoted $1,000. Doesn't sound like the delta is in the light fixture itself.

i had one of those once.... i quoted $225 for about 15 minutes work, and the general put $2k on it... $2,225....


mmmm... maybe he just stuttt... stutters....

not really uncommon... part of the "gouge deeply" business model.
he's out of business now, with a bunch of subs slagging him all over online.