by David Chapman, Staff Writer
(One of a series on what goes into building a home.)
Whether it’s the roof overhead, electricity lighting the foyer, air conditioning cooling a bedroom or running water in bathroom and kitchen, it can be said that the majority of details within a home come from the skills and specialized labor of subcontractors.
Depending on the builder, that can be the vast majority of the work put into a home.
“I’d say 95 percent of work done building a home is done by subcontractors,” said Richard Dostie, a retired second-generation and longtime Northeast Florida homebuilder. “It’s really a partnership between a builder and subcontractors.”
Acquiring talents of subcontractors can be accomplished in different ways, too, Dostie said. While subcontractors still often traditionally bid on projects, referrals from builder friends and others in the industry can play a big role.
So can the eye test.
It’s not unusual for builders, he said, to visit job sites and review work — the paint job, the drywall, landscaping and more — to receive a close-up look and then inquire about which group or company did the work.
“It’s not all about price,” Dostie said. “Price is important, but I’d say work quality is more important.”
That means the integrity and quality as well as willingness to handle warranty service also plays major factors in builders choosing contract jobs, though Dostie said the adage that “you get what you pay for” still rings true.
Much like other aspects of the industry, technology has affected how and how fast work can be accomplished.
Communication is a key ingredient to the builder-subcontractor relationship and with the influx of smartphones, email and WiFi, builders can update websites on the status of under-construction homes so that subcontractors can plan their work more effectively. The result can be less downtime, less lag between jobs and a smoother working environment.
Dostie said technology also allows builders to scan and embed plans for digital distribution to subcontractors instead of the cost-laden act of printing prints for each subcontractor.
There are challenges on both the front- and back end of subcontracting, though.
Dostie said organizing bids and securing work for the set work can generally take a custom builder anywhere from 4-6 weeks. With the level of required work and details needing attention, it can be a laborious process, but necessary.
On the back end, and after deals are secured, it’s the client who can sometimes cause a kink in the best-laid plans. Interest in flood lights here, light switches there and the like often affect multiple subcontractors and the price of their jobs and can result in change orders.
“It can slow down the process,” Dostie said. “Buyers don’t always understand that … which is why we encourage buyers on upgrades prior to starting work.”
And so, whether it’s the ceramic tile work, the kitchen cabinets, hardwood floors, drywall, painting and anything and everything to do with getting one’s house to become a home — it’s likely that subcontractors had a hand in making it a reality.