I'd love to get ballpark guesses at the cost to paint my house.
I believe my painter is waaaaaaay over-priced and the GC is unconcerned.
I'd love a guess for the inside and the outside so I can get an idea whether or not I'm being ripped off.
We are restoring an old house which was completely gutted. There are about
4000 sq feet of finished space. We will paint each room a different color and stain some of the trim and doors instead of painting.
We expect a high quality job.
The outside is easier. The old paint is in pretty good shape but it needs to be re-painted. The house is pretty easy to get at...it is a box-like old farm house with basic wood siding....two stories.
Painters are usually very easy going types. I can imagine but... what happened just before he raised the price? And, what do you know about house type painting?
I hate to see people get jerked around by the neck.
If you hired a real contractor, then you have a real contract. A real contract cannot be altered unilaterally. There needs to be a "change order" that describes what additional work, changes, or variations from the original contract will be done, and what they will cost. They must be agreed upon by both parties. They can be initiated or refused by either party. If both sides agree, then the change order has to be signed by both parties, and constitutes a new and separate contract.
I would consult with your GC to see if he is really a licensed contractor. If he is and can provide you with a copy of his license, then you will have power to negotiate change orders with him. Or he can just finish the work he promised to do at the price he quoted. Or he can take his tools and quit. You and only you have the power to authorize additional work at a higher price.
In any case, if he is a licensed contractor, you will have recourse with your state's contractor board for mediation and arbitration from them to settle it. For someone to jack you up after a contract is made is illegal in many states. Even car shops in most states have to notify a person if the repairs will exceed the estimate, and get approval from the owner.
If he is not a contractor, you might just ask him what he wants to do. You are secretly in power, but don't tip your hand. If you are behind him in money (as in you have paid him for work not done), he may have you in a corner temporarily. If you are ahead of him in money (as in he has done more work than you have paid him for), you have leverage. If he is not a contractor, and you can arrive at a compromise, good. the work gets done, he gets paid, everyone's happy. In any event, DO NOT pay in advance for ANY work, but only as it gets done. If you pay for supplies, they stay at your place. If you cannot arrive at a compromise, mention to him that you would like to have your state's Contractor Board mediate and arbitrate it so that a fair resolution is the result. He may change his attitude right then. Most unlicensed contractors do. Go figger
Bottom line is ........... you don't take advantage of him, and you do not let him take advantage of you. You made an agreement, and both sides should honor it. And if both sides don't honor it, you go to the authorities. If you didn't pay him, he would haul you to small claims court. If you are not satisfied, the contractor's board is the agency to contact for you to get resolution.
In my state, contracting without a license may be punished with a fine of $10,000, and only OFFERING to do specific work for a specific price legally constitutes contracting. Hourly work is different because the owner has the right and ability to end the work at any time. It is always best when dealing with contractors to ask to see a copy of their license, and request that the STATE INDUSTRIAL INSURANCE SYSTEM mail YOU a certificate direct that this person or company has coverage that is in force. DO NOT accept one from them. CYA because if one of them falls off a ladder, you will be seriously liable.
HTH. Some of this may not apply in your state. YMMV also.
Maybe a hundred questions ,and 100 pictures would be an intelligent start. You have given 0 details on the house But if you cant understand it would take someone probably 4 hrs to bid it Being at your house , I sugest you have some coffee to wake up, than I suggest you call some people for bids, Nobody can give you an honest answer, without alot of details and effort, and even then it would be a half assed bid
A reputable contractor will say, "I will paint your house with XYZ paint, do two coats, and paint the trim for $XXXX."
Cost plus 15% is what? Cost of the paint? Cost of the sub? Cost of the paint and sub and clean up and markup and a new ladder and dropcloths and brushes and on and on and on?
Just as you want a price for something we cannot see, your contract of 15% plus costs is an ethereal thing.
I will say that I will paint your house unseen for $138,000. If I come and look at it, and can actually see what is involved, the price MIGHT go down, but just a little. You will pay me 1/3 when I have painted the outside, 1/3 when I have painted the inside and 1/3 when the job is done. I can start work tomorrow.
There is no way to give you an accurate price or even a guess.
You could have at least offered a prize for the best guess. Like the "how many beans in the jar" guesstimate. You probably would have gotten some replies.
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