New Model
The idea of acting as your own general contractor may seem daunting at first. But experience has shown that homeowners who receive HIBO’s help don’t need special construction knowledge or experience for successful home improvement projects. HIBO’s staff of project managers and construction specialists guide homeowners through every phase of the project. Understanding the major elements of HIBO’s model will help you determine whether HIBO is the right fit for your next home improvement or major construction project.
Developing a Realistic Budget as Step One
The first big mistake that many homeowners make is embarking on a major home improvement or construction project without first having a good grasp of the price. As the first step in the process, HIBO uses its knowledge of prevailing construction costs to develop a realistic budget of the direct costs of the desired project. This detailed budget helps the homeowner ensure that the project is financially feasible at the outset.
Making Early and Informed Decisions about Project Design and Materials
HIBO’s initial budget includes a detailed 25‑point analysis, which helps the homeowner understand how design and material choices drive project costs. This budget allows the homeowner to make better‑informed decisions about how to scale back if savings are needed ‑ and where it may make sense to splurge. Making these decisions at the outset avoids painful choices and costly change orders during construction.
Ensuring that Project Plans and Specs are Ready for Bidding
Most HIBO clients who need architectural services use HIBO to contract with an architect, just as they subcontract for other services. HIBO has access to talented architects who understand that plans and specs must provide the level of detail and specifics that subcontractors need to submit hard bids. Homeowners can use their own architect if they choose, but HIBO insists that all plans and specs meet its standards for specificity. Commonly, architects plans and specs are unclear or open‑ended, which forces subcontractors to increase their bids to cover uncertainty.
Securing Necessary Local Agency Permits
Unless special arrangements are made (such as with the architect), the homeowner is responsible for coordination with the local agency to secure all permits. While this process can be trying in some jurisdictions, HIBO has found that permitting officials are generally more responsive to homeowners than to architects or general contractors. By covering this base themselves, with advice from HIBO and technical support by the architect, homeowners can usually save a significant amount and avoid unnecessary delays.
Finding Qualified and Reliable Subcontractors
The final product ultimately depends on the skill and workmanship of the subcontractors who perform the various trades ‑ masonry, framing, electric, plumbing, etc. HIBO’s experience over the past decade in working with the full spectrum of trades on similar projects provides first‑hand knowledge of which subcontractors are reliable and whose skills match your project’s needs. By seeking bids from proven providers, HIBO greatly reduces the homeowners risk of being victimized by an incompetent or unethical sub.
Negotiating Contracts with Subcontractors
Homeowners working with HIBO sign contracts directly with each subcontractor. HIBO coordinates the bidding process to secure responsive proposals from reliable subcontractors and helps homeowners negotiate fair prices. HIBO’s initial budget is a helpful benchmark to judge whether prices are reasonable and fair. HIBO’s model contract language ensures that contracts are comprehensive and clear. Because subcontractors value the additional business that HIBO may offer in the future, HIBO’s aggregate buying power benefits each homeowner.
Coordinating the Construction Process
HIBO assigns a Project Managers to each homeowner. (HIBO Project Managers typically coordinate 4‑5 projects at the same time.) The Project Manger develops an overall schedule and helps the homeowner understand project staging and identify time‑critical decisions and actions, such as for materials with long lead times. The HIBO Project Manager also coordinates scheduling among subcontractors whose tasks overlap and helps to ensure that needed inspections are scheduled.
Paying Subcontractors and Suppliers Promptly
To work with HIBO, homeowners must demonstrate the financial ability to pay for the project and must agree to promptly pay subcontractors and suppliers as soon as completed work is accepted. This element of HIBO’s model helps keep prices down by reducing subcontractors risk of unreasonably delayed payments and also rewards subcontractors early completion.
Resolving Any Problems that Arise
The coordinating role that HIBO plays allows its project managers and construction specialists to help homeowners and subcontractors resolve any problems that arise rapidly and fairly. Homeowners rely on their HIBO project manager for technical advice to understand the significance of problems (a crack in a concrete slab is very different from a crack in a 2x4stud). Its project‑wide perspective puts HIBO in a position to help resolve issues that involve two or more subcontractors to reach fair resolution and avoid standoff.
