Why Hire Commercial General Contractor?

why hire a commercial general contractor

Do I Need a Commercial General Contractor?


What do general contractors do? A general contractor is a construction professional, well versed in all phases of construction, qualified in completing entire construction from start to finish using their own people as well as specialized subs or subcontractors. If you have ever involved yourself in a ground up project or a mid size remodel, you are familiar with the struggle and headache of finding dependable contractors, trying to compare their quotes, and scheduling. Its all much easier said than done efficiently, and a commercial project typically involves even more square footage, and logistical complexities of infrastructure, special building codes and tight deadlines. That is the job of a commercial general contractor, aka commercial builder. Just finding a good subcontractor for every part of the project can prove problematic if you haven’t worked with any of these people before. More often than not a subcontractor, or the contractor that specializes in a particular aspect of construction project such as framing, millwork, plumbers, etc., will give you a number from the seat of their pants, knowing that a vague quote gives them a lot of wiggle room to add more costs later. Even if you ask and they provide you with a quote breakdown, they may exclude important items and if you aren’t very familiar with work at hand then you will likely mistake their quote for a good value. A good general contractor knows when something looks too good to be true or is way overpriced, and calls out those subs before signing any deal. In other words a general contractor takes on a great deal of stress off your back in bringing your project to life.

Do I need a General Contractor to Renovate?


I hope I’ve convinced you that a general contractor is not just some middle man, but do you need one for small renovations? Generally speaking, hiring a general contractor for renovations that involve two or more subcontractors would actually save you money. Going back to the first thing I said, finding subs and dealing with laborers in construction often leads one through a rabbit hole of sloppy unfinished jobs and hidden costs piling up. Many unprofessional subs will get into a project only to back out due to complexity or overbooking. Either way one typically goes through a few subs to complete a task. However, a contractor, will add extra charges to make it worth their while to come out, redo and finish what another sub started. Keep in mind, projects such as foundation repair and leaking roof repair often involve more kinds of work than just the obvious. A commercial project especially, even a seemingly small job, has to follow special city requirements for work involving commercial plumbing, electrical, egress, roofing, and commercial finishes. The city inspector has very specific stringent codes to follow on a commercial project. Passing inspections under commercial building code, unlike residential, entails additional requirements such as meeting ADA or handicap accessibility standards, egress requirements, fire safety, installing sprinklers and fireproofing, which in turn complicate electrical and plumbing work.

project manager vs general contractor


If you want to participate in the construction process you can hire a general contractor as a construction project manager or CPM. What is the difference between construction manager and general contractor? As a construction manager general contractor will help you hire the project designer, share subcontractors’ quotes with you, communicate with and submit revisions to the city to get your plans approved, hire superintendent to oversee the daily work flow on site, schedule inspections, fire and replace contractors if needed. A construction project manager gets paid a certain percentage, between 10%-25%, management fee on top of all services, labor and material cost required to complete project. Although your contract responsibilities can be negotiated if you want, a commercial general contractor project manager job description typically includes overseeing all tasks from beginning to the end. Can a project manager be a contractor in it? Yes, a general contractor project manager can certainly perform some of the work, especially things like floors, drywall and paint, aka finishing. Choosing the project manager method can end up saving money, as a lot of ambiguities get resolved in the budgeting stage.


My Roof Is Leaking What Should I Do?

how to fix a leaking roof from the inside?

My Roof Is Leaking What Should I Do?


So a downpour confirms your local forecast and suddenly you see water streaming from your ceiling?
Perhaps not, so how do you know your roof is leaking? Maybe you get:

A.whiffs of dampness, or

B.see yellowing brown water stains on ceiling, or

C. cracked or peeling paint or wall paper, especially inside clauset, kitchen or bathroom,

D. or if you climb on top of your roof do you see puckering singles around roof pipes?

All these tell tell signs of a leaking roof need your utmost attention…did I mention whiffs of mold?

You really have two options: if the leak is really obviously urgently bad, you can possibly go ahead and try patching your roof leak yourself, covered in my last paragraph where I explain how to fix a leaking roof from the inside(emergency situation only) but first go with your first option: call a professional roofer!

what to do if roof is leaking call roofing contractor!


A roofing contractor will assess symptoms and locate your problem. A leaking spot in your roof may easily travel down roof rafters and roof decking to cause a leak symptom in a seemingly unrelated area. Roofing contractor knows what to look for, and will give you an estimate based on how to fix your leak. An estimate may range from $300 to few thousand dollars, which your home owner hazard insurance should cover. The following problems most commonly cause leaking roof, in ascending order from least expensive leak repair cost:

A. Improperly driven nail which may stick out through your shingle, allowing water to travel from nail head into interior of your home.
repair: roofing contrator breaks the seal on the shingle, to lift up the shingle to pull out and reposition little culprit nail. Roofer then seals the nail and shingle.

B. Roof boot failed. What is a roof boot? Specialized flashing that covers the base of ventilation pipes sticking from your roof. If it fails, a gap between roof and pipe allows water to seep inside your home. Ask what kind of replacement boot your roofer intends to use. Opt for plastic, copper,etc., except for synthetic rubber which deteriorates much faster than other roof boot materials.
repair: a collar over the base of pipe or a roof  vent boot guard

C. Flashing under gutter missing or installed wrong will cause a leak if ever the gutter gets stopped with leaf debris. The resulting pool of water rises over gutter edges and wraps around the underside of gutter straight into your home.
repair:pop off the gutter and install flashing behind the gutter, onto the roof, and tucked under roof valley aka where two slopes of roof meet.

D. Collar fails around gas vent pipe during strong downpours if unsealed.
repair: lift up the collar apply dark color caulk and bring collar back down. Sounds simple, but this job entails extra caution due to pipe’s function of removing toxic carbon monoxide from gas appliances.

E. Chimney wear and tear happens from problems with flashing, siding, or mortar
surrounding the base of chimney.
repair: either reflash chimney, apply masonry sealant to mortar, or hire a professional exterior finishing contractor or carpenter and maybe a chimney sweep. When you find yourself having to deal with a few kinds of contractors or simply want a second opinion, get a quote from a GC or a general contractor to save you time and money in finding good team to get work done. How is that and why should you hire a general contractor? GCs have a stake in finding and retaining the most professional reliable contractors, as any mistake and redo comes out of GC’s pocket.

F. Skylight leak typically happens due to installer error. Each skylight manufacturer offers instructions and these days people dont read, unlike you! For that reason it pays to get one like VELUX skylight which offers a 1o year warranty.
repair: remove aluminum cladding and flashing, apply ice and water shield sealant and then replace the flashing and cladding.

G. whole roof needs replacement, just kidding.. unless its an old roof which needs replacement.

how to fix a leaking roof from the inside myself?


While you would likely have to be an experienced roofer to fix a leak permanently, you may find yourself stuck in a situation where a temporary patch necessitates itself.

Again, disclaimer, please note I don’t condone fixing a roof leak yourself, especially on the outside, except if it’s urgent and you don’t have a better option for some reason.  A heavy rainfall can quickly reek havoc on your home through a seemingly minor entry point.  Soaked insulation and sheet rock would create a health hazard and a lot more repair. Whatever you do, do not get up on top of your roof in the rain, slippery conditions or lightning. Under those circumstances, emergency repair happens on the inside.

A. Get up in the attic and remove any soaked insulation in ceiling. Lay a couple 2 by 4 across  roof rafters to move across, as everything besides rafters is sheetrock which can support no weight, wet or dry. Set a piece of plywood with  an empty bucket and use sponges to soak up water.

B. Find Leak Source by following the wet trail up the rafters and decking.

C. Make A Temporary Leak Patch with piece of plywood or shingle and some roofing tar. To fix the leaking roof from the inside spread the tar with putty knife. Press the shingle or plywood into the tar and spread  tar thickly all around patch edges.

D. Mark the location of Roof Leak by using a tape measure and make a written note. Once it hasnt rained for at least 24 hours rain, climb on  top of your roof and try to locate the same spot.  Add more tar here to fortify your temporary patch and congratulations!

How to fix a leaking roof from the outside if I cant find the leak though?

Well, in that case, you are in for a bigger challenge, because that means you will have to cover the entire roof with painter’s plastic or a tarp from hardware store. Actually many little tweaks exist Im sure to get this done but the overall concept is the same. Get a few 8 ft 2×4’s and a utility staple gun while there.

my roof is leaking what should I do
A. Cut The Plastic To Length
Unroll the plastic with a little more length to run from the roof top or ridge to the eave or edge of your roof. Don’t unfold it yet and cut it to length with a utility knife. Use a 2×4’s as a guide to make a straight cut. Once it is cut to length, unfold it to make an 8 ft wide section, long enough for your roof.

B. Attach The Cover To 2x4s
Roll one of the ends around an 8 foot 2×4 and attach it to the wood with utility staple gun. Press the rolled up 2×4 against another 2×4 to sandwich the plastic sheet and nail the 2×4’s together with staple gun. That’s for the length of the ridge and now repeat the process for the length of the eave.

C. Place The Cover On The Roof
Wear a good pair of rubber shoes and grab a neighbor and /or a handy relative or two to help you hoist the 2x4s onto the roof. Be careful, don’t do this in slippery conditions and/or lightning, or if you don’t have the right equipment or physical ability. Just call for emergency roof repair. Stand at least 6-8 ft from roof edge and carefully drop the 2x4s eave end off the edge, then carefully unroll the rest of the plastic up to the ridge to hang slightly to the other side of the ridge, just so the plastic doesn’t slide off one side. Do the same for the other side of the roof so that the two pieces overlap slightly to both sides of the ridge.

Foundation Repair Near Me

foundation repair things to know

Do I need foundation repair?


If you see any of the following, then call your local specialist.

1. Doors not opening and closing smoothly or lopsided
1. Cracks in concrete slab floors
2. Cracks in sheetrock
3. Gaps next to window frames, especially if they appeared later
4. cracks in exterior

Fixing your foundation issues in early stages will keep your home from developing serious structural damage. Get a quote as soon as you believe you have foundation issues, because they only get worse increasing both your foundation repair cost and post repair fixes that follow.  A general contractor will give you an idea of full budget needed to fix not only foundation but those other related issues like cracked drywall, mortar, replace flooring, trusses etc. More about that below.

Foundation Repair Estimate

Slab Foundation repair costs an average $20 per sq ft labor and material, and depending on severity a typical job costs between $3,000-$7,000 using concrete pressed piers. Fortunately most residential foundations in North Texas can be repaired with concrete pressed piers systems. However if you job requires steel piers that may double the estimate. If you don’t know what you have, don’t worry, a good contractor will let you know what you need.

Pier and Beam Foundation repair involves a pier & beam and pier pad/blocks/footing reshimming and can be ranges anywhere from $2000 to $10,000 depending on the extent of rotten wood needing replacing. We can get a pretty good idea of that amount before work begins.

Various types of piers exist to meet different needs. You may opt for adjustable piers in case shifting occurs after foundation repair, a popular long term solution. A good confident contractor will offer workmanship guarantee Warranties for all residential and commercial foundation repair services will also offer you peace of mind for the longer term future.

What Is Foundation Repair Like?


Slab Foundation Repair involves drilling holes about and four feet deep and three feet across and one foot under slab. Flower beds, trees and bushes may likely get in the way, and so to avoid damage we do everything possible to save your plants, by either pruning or digging them out to replace them later. However, we don’t pretend to be plant experts so please do relocate plants you care about all around perimeter of your house before work begins.

Plumbing issues rarely result from foundation repair. However, foundation repair involves lifting the foundation and then carefully lowering it down. Due to the original foundation problem your foundation may have sunk previously and created some pressure on plumbing underneath, which may potentially compromise them further during foundation repair. Thankfully its not too common, but we do recommend nevertheless calling a plumber afterwards to make sure all is well. For peace of mind you may consider a handy app called PhynPlus that alerts you to any new leaks real time, which may save you a lot of time and money trouble shooting the spot!

Hold off all exterior and interior remodels for a while until foundation repair is complete. That includes roofing!

During foundation repair, expect a few noisy days from heavy equipment and power tools. The entire house will be shifting, so things hanging on walls will move. More importantly that also means that more drywall cracks will form during the repair, especially going from windows to ceiling and floor. You may see new gaps between floor and door frames. Depending on severity you may need to replace a few or a lot of cracked floor tiles. Trusses, grouping of beams or other elements that create a rigid structure of the building, may need to be replaced.

Naturally, you are correctly assuming that exterior cracking will also appear or become more extensive. Exterior cracking typically involves mortar between bricks and siding. A general contractor will give you an estimate for both the foundation repair and these potential touch ups before work starts. Following completion of your foundation repair, Wait! is the name of the game. Before commencing your non structural touch ups inside and out, you need to summon some patience and sit on your hands so as not to have to repeat small repairs twice. Allow your building to settle into its permanent position, which takes a few weeks to a few months.

Tips to Avoid Foundation Repair

As a contractor I can attest that you and I certainly have much better tasting fish to fry than foundation repair! It helps to know a few things that can help you significantly prolong your current foundation status quo. The key here is acting proactively.

First off, watch for and fix any outdoor faucet connection leaks next to your foundation, relocate sprinkler heads that spray on your house, check for and fix drainage issues, or install gutters. Mortar is permeable and will eventually allow water do its black magic if you do. This applies to slab and pier and beam. Also, watch for tree roots and remove young tree saplings next to your foundation, as that is a lot easier and budget friendly than tree removal.


Cost to Build Warehouse vs Workshops for Rent or Purchase?

cost to build warehouse

cost to build warehouse

Owning a custom design build warehouse offers significant bottom line cost reductions to a company wanting to utilize a custom warehouse for inhouse business operations.  It can also be a good investment for future passive income.

How much does it cost to build a warehouse? Cost to build warehouse starts at the basic metal storage building shell of $7.50 per square foot and ranges between $45 t0 $75  psft for a turnkey warehouse which includes parking, electrical, plumbing, HVAC, insulation as well as other customizable functions.

Whether you are thinking to flip, rent out or use your warehouse for business, building several warehouses together, rather than just one or two will allow you to have all those options.  Having several means having multiple streams of rent to pay bills.  Selling the whole lot with all warehouses rented out under long-term contracts will attract a good return on your investment too up to 200%! Hire a commercial general contractor or GC to help you with preconstruction phase of feasibility, design and schedule and permits.

Building your own warehouses  has significant pros:


  1. full control over every aspect of the project: land location and zoning, size, layout, ability to offer customization on tenant build out.
  2. Steady passive long-term stream of income in leasing out. A typical 7 year contract will assure you of a stable income and a long-term opportunity to lease out and make money. Calculator: Taking 30 year mortgage with 3% interest, for a hypothetical total of $2,025,000 ( construction cost) -$405,000( 20% down payment ) = $1,620,000 total mortgage remaining, on a 40,500 sq ft warehouse space, you are looking at paying $6,830 monthly in principal($2,780) and interest($4,050). All additional rental premium is income!  To pay off your entire mortgage in 3 years  is $45,000 in principal per month. To put in perspective that’s $1.21 per sq ft including interest per month. Figure out the going rate on turnkey warehouse rentals in your area to set your budget and payoff goals. Whether you have an insulated warehouse and amenities determine rent you can charge. Employ a real estate agent to streamline the process of securing good tenants. Because warehouses offer lots of industrial and commercial uses, both local and international, it’s a high demand real estate that fills up quickly with tenants
  3. tax deductions on the cost of construction and mortgage loans, including principal and interest, on all utility bills, repairs and maintenance thereafter.
  4. pay only 20-25% upfront using a bank loan.   Construction loan financing option offers interest only payments for the duration of construction.  Construction loan transfers to a regular mortgage  within a few months of construction completion. Many real-estate investors use this smart method of investing third party money.


  • down payment to bank 20-24% projected project cost / loan amount may be all that stands in the way between your choice to build and rent. For example a 40,500 sq ft turnkey warehouse space costs $2,025,000 to build, so your 20% down payment is $405,000.
  • wait for construction, 12-18 months on average for a 40,500 sq ft of turnkey warehouse space .
  • likely need to wait 3-4 years to break even and start making profit from tenants.


cost to build warehouse

workshops for rent

How much is rent for a warehouse? warehouses or workshops for rent  price per square foot varies from $0.45 to $1.50 per square foot per month, depending on the quality, age of the build, location, etc.

pros: upfront savings from not having a hefty down payment


  • rely on owner to allow business use,
  • rent increase,
  • not easy to find short term leasing opportunities,
  • long-term lease over 4 years likely will pass your savings breakeven point compared to building warehouse.

cost to build warehouse

How much does a warehouse cost to purchase?

How much does a warehouse cost to purchase? As mentioned before, warehouse price largely depends on the amenities it offers such as climate control, bathrooms, offices, etc. It also matters who the seller is. An investor will certainly want to make from 50% to as much as 200% profit from flipping a warehouse property. On the other hand you may get lucky and find a company liquidating or downsizing, seeking mostly to recoup money owed to mortgage company.

So lets go over benefits to purchase ready made…

pros: similar to building warehouse, buying warehouse offers

    1. tax breaks for mortgage payments, maintenance, repairs, and utility bills,
    2. predictable budget not reliant on rent increase and freedom to make changes without needing landlord oversight
    3. potential for passive long-term income


    1. maybe harder to find and since builder/owner wants to make profit, typically costs as much as 2 to 3 times  the cost to build a warehouse, especially in a good location at 100% occupancy.
    2. unlike building yourself, you dont have full control over location, layout and customization.


cost to build warehouse