Why you should hire ParsCo as your General Contractor?

Reasons to Hire ParsCo Construction to be your Certified General Contractor-Pensacola, Florida - 850-696-7656.

Have you wondered if you can save money by acting as your own general contractor or if you should take the cheap price from a contractor that may not be experienced or have the best reputation? Especially for a simple project? What would be the advantages or disadvantages of doing so? Why should you hire ParsCo Construction?
Let's take an example of building additional office space for your company.  If your project is complex, it is extremely important to hire a company experienced in complex projects.  ParsCo has over $400 million in complicated, complex construction project experience.

One of the major advantages of hiring a ParsCo is the coordination of trades and on a complex project you will typically require enough trades that this could be a serious issue.  At a minimum, office construction will require carpentry, metal framing, drywall installation, electrical work, HVAC installation, floor covering, and painting.  You may also need plumbing, demolition, and sprinkler work. 

If you have a roof leak, there is nothing wrong with calling a roofer directly, but on a job that is complex you need to juggle schedules, paperwork, permitting, inspections, quality control, and competitive bidding, as well as establish clear lines of responsibility. 
This requires an expert!
This requires ParsCo Construction!

So what exactly does a Certified General Contractor ("CGC") do?  Here are five major areas of responsibility:

1.  Paperwork – This includes coordination between the architect and the local authority having jurisdiction, following the permitting process and providing information as necessary, obtaining insurance and workman's comp certificates from all the trades, processing drawings and change-orders, design conflict resolution, procuring sign-offs, certificates of completion and occupancy, logging activities and calls, obtaining capital improvement certificates, and providing updates and status reports.  A CGC should know his way around the building department and be able to establish trust and rapport with the building inspectors.

2.  Cost control – The CGC is responsible for obtaining competitive bids from all the trades necessary on the job.  A good CGC will be making suggestions to the client and architect on cost-saving measures before and during the project.  He will be reviewing drawings and plans for accuracy and if necessary will provide field measurements to avoid costly change-orders.

3.  Field Supervision – A CGC will be visiting the property on a regular basis to inspect and verify the quality of the work by subcontractors, secure the property against vandalism, graffiti and dumping, coordinate meter readings, set thermostats and alarms and watch for roof leaks and other properties.  In general, he will be acting as the owner's representative, whether it be as a good will ambassador with the neighbors, or meeting with a fire marshal.

4.  Coordination of work  – One of the most valuable roles served by your CGC is coordination of all the work.  He is responsible for the finished product and removes any finger-pointing among trades that you may encounter if you try to coordinate the project yourself.  The CGC will be drafting work schedules, preparing a "GANTT" chart outlining and estimating the duration of each activity, materials and labor required for each phase of the construction.  There will be unexpected delays or surprises (remember Murphy's Law) and it is the responsibility of the CGC to address issues as they arise and keep the project on course.

5.  Be Nice – Construction is a headache for the client.  Life is too short to be further hassled by a surly CGC.  Find a reputable CGC with good recommendations and references and also make sure that you like him or her!  Your CGC is going to be your "partner" for the duration of your project, so pick a CGC with whom you can get along!  

ParsCo will be your "partner" for the duration of your project and make sure the process is enjoyable and not a hassle. Our company has the experience of a multi-million dollar firm but a small-family run feel that makes our clients feel comfortable. 

"The three things our clients want are #1 lots of attention, #2 responsiveness, and #3 lots of attention.  When we follow through and do those three things, we never fail to help them realize their dreams and exceed their expectations," states Amir Michael Fooladi, President/CEO of ParsCo. 

Once we are selected for a project, ParsCo makes a commitment that runs far deeper than its contractual obligations. It's a deeply personal commitment that goes above and beyond ordinary expectations. Unlike other large companies, our company President Amir Michael Fooladi handles all inquiries from prospective clients. Once the contract is signed he stays involved to hold true to the values and mission ParsCo promises.

Feel free to email him at:

Amir@pars-co.net

ParsCo Construction

850-696-7656

850 Open Water - Pensacola,FL: Certificate of Occupancy and Kitchen Remodel Complete

ParsCo Construction has completed the kitchen remodel for 850 Open Water Restaurant in Downtown Pensacola FL.

Stay tuned for the Grand Opening coming soon!

ParsCo Construction Government Contractor

ParsCo Construction is an official contractor for the United States Department of Commerce.

ParsCo Construction - Pensacola, FL 850-776-6265: Tips in negotiation of contract terms with general contractors

ParsCo Construction - PensacolaFL  850-776-6265: 

Construction Topic:  Tips in negotiation of contract terms with general contractors

Subcontractors: tips on negotiating contracts with general contractors
These 8 tips will go a long way in helping you to avoid traps that GC's typically set in their contracts. In big contracts, or in dealing with large GC's, you may be given a lengthy subcontractor agreement based on an AIA form, which is designed to favor the GC and disfavor the sub.

In my experience, some GC's will negotiate, but most will tell you to take or leave it. With these types of contracts, particularly on the big jobs, it is worth the money to have a lawyer look through it and red line the weasel clauses. If the project is not that big, or, if the GC most likely will not negotiate – it is a business decision on your part whether to assume the significant risks hidden in these clauses

Most contracts prepared by GC's for subs will contain a provision where the GC has the unilateral right to demand that the sub work overtime to meet deadlines without any obligation that the GC compensate the sub for the sub's expenses related to the extra work. Subs need to make sure that the GC's contract does not have this language, and if it does, re-write it as follows: "Upon written notice by General Contractor to Subcontractor, of the need for overtime by the Subcontractor to meet General Contractor's performance deadlines, General Contractor agrees to reimburse Subcontractor for all costs related to overtime work, plus an additional 10% profit Typically in construction contracts, all change orders or extras are required to be in writing. Unfortunately, rarely does this occur, and when it does, the documentation is often ambiguous or faulty.

Here is the golden rule: always, always, always get the GC's manager to email or send you a fax, authorizing the change order or extra before you do the work or order materials. Even if you know the manager well and trust his word, this weasel clause will give the GC or the owner a reason which can be used to refuse payment, as the contract will usually require the written approval as a condition of payment.

Also, make sure the contract specifically states that the project manager that you are dealing with is authorized to approve the change order. Many times the only person who is authorized to approve the change order or extra is the person signing the contract on behalf of the GC. The "pay-when-paid" clause is infamous, and the source of many billions of dollars in litigation fees. This clause will state something to the effect that the GC does not have to pay the sub until the owner pays the GC. This is typically phrased as a "condition precedent" in the terminology of the clause. You need to strike this language, and insert something to the effect of: "General Contractor agrees to pay Sub within 30 days of the General Contractor's receipt of invoice, regardless of whether General Contractor has been paid by Owner."

In any event, a delinquent accounts receivable on a poject of over 40 days, should be a red flag, and you need to make phone calls to determine the status of the nonpayment before you over-extend your business further Beware of any clause that binds the Sub to the terms of the Contract between the GC and the Owner. You will assume liabilities and responsibilities that are significant, without compensation. Many times the Owner's contract will not be provided, or will have attachments or amendments which are not disclosed to you Many times when you are signing the contract with the GC, there will be a set of plans or specs attached to the contract. You need to know and have the contract affirm that the plans/specs provided are current and complete, and also if possible, have the contract specifically state those pages of the plans, specs, revisions which apply to your work.

Many times you will bid on an old set of plans which have changed, but the contract you sign will obligate you to the new plans – which could devastate you financially Most contracts drafted by or for GC's will require that a Sub obtain all necessary permits or licenses to perform the work. You need to contact the municipality not just the county, to make sure you are complying with this provision .

These are clauses which impose liability on the Sub, not only for the Sub's own negligence on the job site, but also for the negligence of the GC or other parties outside the Sub's control. It is absolutely crucial that you re-write this clause to assume liability only for your own negligence, and specifically state that you will not assume liability for the GC or any other third party.

Check your contract to determine: (1) if there is an arbitration clause to resolve disputes under the contract; (2) if there isn't, see if the contract states the location of where any lawsuits must be filed if there is a dispute, and what laws apply (some contracts provide for venue and choice of law in other states, far, far away); and (3) if there is a clause which provides attorneys' fees to the GC in the event that there is a dispute -- re-write this clause to make it mutually beneficial to both parties -- where the prevailing party to any dispute is entitled to reimbursement for actual attorneys' fees and costs.

ParsCo awarded contract for NOAA's Gulf of Mexico Disaster Response Center

ParsCo Construction is proud to be the General Contractor for NOAA's Gulf of Mexico Disaster Response Center in Mobile, AL. 

Due to the high degree of vulnerability to natural disasters in the Gulf of Mexico, the Disaster Response Center (DRC) is designed to be resistant to hurricane force winds. The 15,000 square foot building, located in Mobile, Alabama, is scheduled to receive a silver rating from the U.S. Green Building Council, whose LEED™ (Leadership in Energy and Environmental Design) certification program sets the standard for environmentally sensitive design in the U.S. 

ParsCo Guide to Dealing with Hidden and Concealed Construction Conditions

ParsCo Construction - Certified General Contractor - Pensacola, FL

850-776-6265

Construction Topic: Concealed and Hidden Conditions

One of the most difficult situations that an Owner, Designer, and Contractor may face during a project is an unforeseen or concealed condition. Unforeseen or concealed physical conditions can significantly increase the cost of a project and doing the work which essentially reduces profits or may even wipe them out altogether depending on the magnitude.  ParsCo professionals are well versed in identifying the potential and mitigating these risks.  This process all starts with the contract documents and eventually the contract. 

Although contractors often have no opportunity to discover concealed conditions before executing contracts and bidding the work, they sometimes unwittingly assume the risks of such hidden conditions and may be held liable for the additional cost to overcome them, depending on the contract language. Many contracts drafted by owners require contractors to accept responsibility for unanticipated costs that may result from site conditions. Many such contracts also require contractors to acknowledge they have fully examined and analyzed all site conditions that may affect performance and to affirm no conditions exist that may affect the progress, performance, or price of the work.  
Examining a contract for such clauses before agreeing to sign it and changing these clauses so the duties mentioned are limited to visible conditions and responsibility for unforeseen or hidden site conditions is clearly disclaimed can save a contractor from substantial liability. Therefore it is important a contract be reviewed prior to its execution to ensure no such liability is imposed on the contractor. 
When in doubt as to the effect or meaning of a particular clause or whether a contract imposes liability for unforeseen or hidden site conditions, contractors should consult with their attorneys. Alternatively, they should compare the clause in their contract to Article 4.3.4 of the AIA A401 Standard Form of Agreement Between Contractor and Subcontractor. That clause, an example of a fair and reasonable differing site conditions clause, provides that if concealed conditions differ materially from those indicated in the contract documents (commonly referred to as "Type I Conditions") or if physical conditions are of an unusual nature that differ materially from those ordinarily found to exist and generally recognized as inherent in construction activities of that type (commonly referred to as "Type II Conditions"), provided written notice is given promptly and before the conditions are disturbed, the contractor may be entitled to an equitable adjustment in the contract sum, contract time or both.

DISCOVERING THE CONDITION BEFORE SIGNING THE CONTRACT

When a hidden or unforeseen physical condition is discovered before a contract is executed, it should be brought to the attention of the owner and design professional through written notice. Simultaneously, contractors should examine the effects the condition will have on the contract price, the time required to complete the work or both. If a change in the contract price or time to complete will result, that adjustment should be explained to the owner and the design professional in a letter confirming the existence of the hidden or unforeseen physical condition. The contract should not be executed until an extension and/or cost increase is agreed upon and the contract terms are adjusted.

If the unforeseen or hidden physical condition is discovered at a public project, the bid documents should be consulted to determine the proper course of action. Typically, written notice to the administering agency or architect is required within a specific time frame. Alternatively, unforeseen or concealed physical conditions may be raised at the pre-bid meeting. Depending upon the severity of the condition, the work may be rebid or a clarification may be sent to all prospective bidders.

WHAT IF THE WORK HAS ALREADY BEGUN?

Where the contract has been executed and the work has commenced before a

hidden or unforeseen physical condition is discovered, it is important not to disturb the condition and act quickly to provide written notice. Many contracts provide a small window, sometimes as little as 48 hours, for the contractor to notify the owner/designer/general contractor of a condition it has discovered. Accordingly, upon discovery of a hidden or unforeseen physical condition, contractors should immediately stop working in the area and consult the contract to determine their obligations. Usually, a contract will require written notice to identified parties within a specific period of time, as well as a statement as to the effect on cost and time to complete. After ensuring the condition is not disturbed, complying with the time limitation is the foremost concern and, within the identified time frame, contractors should endeavor to provide as much information as is obtainable. If they are unable to collect or draft all of the required information in the time frame, they should send the information they have along with a note explaining what is missing and advising that they will supplement the notice as soon as they are able. Regardless of whether additional costs are approved as a result of the condition, ensure that separate cost codes are put in place for work performed as a result of, or to overcome, the condition. Accounting should be kept separate for this work to the greatest extent possible.

WHAT IF THE CONTRACT SAYS THE  CONTRACTOR IS RESPONSIBLE FOR THE CONDITION? THEN WHAT?

Although contract provisions requiring  contractors to assume the risk of 

hidden or unforeseen physical conditions are usually enforceable, subtle aspects of the contract, such as the language used in the inspection clause and the detail with which the work is described, may render the clause unenforceable. Moreover, some states will grant relief to the contractor if both parties shared an affirmative but incorrect belief as to the site condition. Accordingly, contractors should always consult their attorneys for their opinion as to whether the clause is enforceable. If the notice provision does not allow sufficient time to wait for the attorney's opinion, contractors should proceed as if they were entitled to an extension, an increase in the contract price or both. Not all owners/general contractors will stand on the contract and require contractors to absorb the cost of the hidden condition simply because they are able to. If they keep the lines of communication open and honest, provide prompt written notice of the hidden condition and its effect on their work, a fair and reasonable owner/general contractor may work with them to reach an equitable solution.

THE OWNER/GENERAL CONTRACTOR DENIED THE REQUEST FOR A CHANGE ORDER. WHAT NOW?

Disputes over whether a change order is justified to correct for hidden or unforeseen site conditions usually are not grounds for suspending the work unless the consequences for proceeding would be grave (for example, it would force the company into bankruptcy). Instead, the contract will usually require that the owner/general contractor's orders be followed with resolution of the dispute postponed. When a contractor is unable to reach an agreement with the owner/general contractor as to a time extension or cost increase, the best course of action, before commencing the work, is to describe the dispute in writing and explicitly state they are performing the work under protest, with full reservation of their right to challenge the owner/general contractor's decision under the dispute resolution clause of the contract. In addition, separate accounting records should be kept as discussed. If the contractor refuses to perform the work, the owner/general contractor typically may proceed with the work at their expense and back charge them for its costs to complete, plus overhead and profit.

When faced with a hidden or unforeseen site condition, ensuring the conditions are not disturbed and providing prompt written notice of the condition, are of the utmost importance. Following the steps outlined in the contract as strictly as possible provides you with the best opportunity to obtain an extension and/or cost increase and to avoid liability for the condition. A close reading of the contract before it is executed is an important and effective method to help you avoid liability for such conditions, especially where you only have the opportunity to walk the site.  

   

ParsCo Construction - Pensacola, FL Residential Builder Tip of the day

ParsCo Construction - Pensacola, FL Residential Builder

 

Stair Requirements in Residential Buildings

So many times on a project it seems that carpenters and framers are given free reign to construct critical aspects with little to no supervision.  The General Contractor and/or Architect should always provide direction and design guidance to ensure that key elements meet Code requirements.    Stairs are just one of the many features on a residence that need to be designed and well thought out.   ParsCo has created this diagram to help provide a better understanding of the stair requirements in the 2010 Florida Residential Code.           2010 Florida Residential Code   R311.7.4 Stair treads and risers. Stair treads and risers shall meet the requirements of this section. For the purposes of this section all dimensions and dimensioned surfaces shall be exclusive of carpets, rugs or runners.   R311.7.4.1 Riser height. The maximum riser height shall be 73/4 inches (196 mm). The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm).   R311.7.4.2 Tread depth. The minimum tread depth shall be 10 inches (254 mm). The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread's leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). Consistently shaped winders at the walkline shall be allowed within the same flight of stairs as rectangular treads and do not have to be within 3/8 inch (9.5 mm) of the rectangular tread depth.   Winder treads shall have a minimum tread depth of 10 inches (254 mm) measured between the vertical planes of the foremost projection of adjacent treads at the intersections with the walkline. Winder treads shall have a minimum tread depth of 6 inches (152 mm) at any point within the clear width of the stair. Within any flight of stairs, the largest winder tread depth at the walkline shall not exceed the smallest winder tread by more than 3/8 inch (9.5 mm).   R311.7.4.3 Profile. The radius of curvature at the leading edge of the tread shall be no greater than 9/16 inch (14.3 mm). A nosing not less than 3/4 inch (19 mm) but not more than 11/4 inches (32 mm) shall be provided on stairways with solid risers. The greatest nosing projection shall not exceed the smallest nosing projection by more than 3/8 inch (9.5 mm) between two stories, including the nosing at the level of floors and landings. Beveling of nosings shall not exceed 1/2 inch (12.7 mm). Risers shall be vertical or sloped from the underside of the leading edge of the tread at an angle not more than 30 degrees (0.51 rad) from the vertical. Open risers are permitted, provided that the opening between treads does not permit the passage of a 4-inch (102 mm) diameter sphere.     Exceptions: A nosing is not required where the tread depth is a minimum of 11 inches (279 mm). The opening between adjacent treads is not limited on stairs with a total rise of 30 inches (762 mm) or less.