Pandemic times have created a new problem for many contractors. The subs they know and trust aren’t taking on more work. That can be both bad and good. I’ll explain.
Many residential contractors negotiate their sub-trade work. They do just fine using the same subs on job after job -- seldom putting work out to bid and usually starting without a formal contract. They’re comfortable using a small number of specialists, trust them to do nothing but first-class work and are perfectly content with the prices they charge. This is construction contracting based on trust and mutual respect – as it should be. Unfortunately, COVID-19 has trashed many of these close relationships.
When your favorite subs won’t bid, the only option is to expand the pool of prospects. The down-side is that trying a new sub is like selecting a pig in a poke. So many questions:
- Can they do the work?
- Are their prices fair?
- Will they work well with our other tradesmen?
- Will their schedule fit my schedule?
- Are they good at call-backs?
Almost essential when trying any new sub: A written contract. More on that later.
Now the up-side
Open bidding nearly always attracts more prospects. The more bidders, the lower the contract price. The lower the contract price, the greater the risk of sub-standard results. Your task is finding the best balance between cost and risk.
On public works projects, state and federal law usually require that bid competitions be open to everyone qualified. There’s no such requirement on private jobs. You can award the job on any grounds you select. There’s a spectrum of choices:
- Negotiate with a single sub at your “usual” price.
- Ask for bids from a selected list of subs.
- Open bidding to any sub qualified to do the work.
If you decide to open competitive bidding, it’s good practice to screen prospects early in the process. Don’t solicit a bid from a sub obviously unqualified to take on the work – regardless of the price. Select subs the same way you select any professional –- by reputation and recommendations from satisfied clients.
The fact that you’re asking for bids on a project doesn’t necessarily mean you’ve ruled out awarding the contract on a time and materials (cost plus) basis. Even T&M contracts can be awarded to the lowest responsible bidder. If your choice is T&M, ask for bids based on the sub’s hourly labor rates, markup and, perhaps, a guaranteed maximum price.
Any time you’re dealing with new subs, get a written agreement. Nothing heads off misunderstandings better than a good subcontract -- especially important in new business relationships. Every sub has a unique set of norms and expectations. Be sure that what the new sub expects is aligned with your way of doing business. The best source I know for subcontracts is Construction Contract Writer. The trial version is free.
No matter how you select a subcontractor, there’s an easy way to check the new sub’s charges. National Estimator Cloud has thousands of labor and material cost estimates for nearly all construction trades – well-organized, well-indexed, up to date and available on the Cloud anywhere you need a price. The cost is only a few dollars a month and you can quit at any time.
