Hello Everyone
We are currently getting bids on having our basement finished. One area of concern is installing a walkout from our basement.

The basement is about 7ft underground. It is a solid poured foundation. We are trying to replace the small window with a door and steps leading to ground level. We are getting mixed reviews on having this done. One person said he would have to build a temporary wall for support until the door was complete and then knock the wall down. The other said the window is not giving the wall any support right now so a temporary wall would not be needed. We don't want to mess with the structural integrity of the house. We are not required to have the walkout. We liked the convenience and safety of it. Any information would be greatly appreciated.

Also how difficult is it to sub the work out yourself and be your own GC. We thought if it was less expensive we could hire each person ourselves. What kind of problems could we incur my doing it that way.

Thanks
Patty

 

Patty,

Here is an idea of what you might are looking at. This system uses doors at grade level to prevent water infiltration at bottom of stairs.

If you are intending on making this an open stairwell to the outside, then we are talking not only concrete sidewalls (block or poured concrete), concrete steps with at least a 3x4 area at the bottom for the basement doors that provides drainage into your existing drain tile system or dry well to evacuate water when it rains. Not knowing where you live, snow may be an issue as well.

http://63.118.235.72/index-2.htm (Bilco Basement Stair System)

http://63.118.235.72/index-2.htm (Bilco Basement Doors)

Since you ask these questions, being your own General Contractor is not adviseable. You don't seem understand, assumption here, what is needed and can't perform any of the work so being your own GC is for what purpose? This isn't the kind of project that will save you hundreds of dollars based on the scope of it. If you had the experience, if this was a larger job and if you had the equipment with intent of doing some of the work, then you might save money being your own GC. Subs working for a homeowner will not give you any breaks and in fact can make it hard on you and you will have to plan all this out. They are not going to tell you what steps to take. Hire a GC who will take charge of obtaining the permit, excavation, concrete sawing, cement work, waterproofing, rough-in and finish. The need for plans will probably be requested by the City and to get good bids, this may be a plus.

Having 2 different opinions on how the work would be done is not a worry but an indication that one is cautious and the other may have more experience. I have always recommended that you get at least 3 bids when hiring a GC. The same should apply when hiring subs for the project. It is not to hire the one with the lowest bid but one that can perform the services requested and has a proven track record. Compare apples to apples. Being satisfied in who you hire will make the process go smoothly. If you pay more, getting what you want done right the first time and on schedule is most important. Being your own GC is a challenge and it can be overwhelming. It is not for everyone but if you'd like to try, good luck.

Hope this helps!

 

Doug
Thanks for your reply. We are looking at an open stairwell. You don't sound as if you like the open stairwell? I have never liked the look of the bilco doors. They have advised us about the concrete pad, steps etc. Our sump pump is right next to that area, so they say the drain can be hooked to that. I know it is going to be expensive but I worry about exiting in case of a fire. This will be a play area for the kids. I know you can do a window too, but if I'm going to cut concrete I might as well do a door. I was just worried about structural problems.

No we don't have experience as a GC. I was referring to a contractor who will only do the studs and drywall. He is not licensed to do the plumbing or electric. He said we can use our own or he can give me some names. A friend of mine referred him and was very happy with his work. She didn't need any plumbing work done though. I'm still waiting for his bid but if he comes in a lot cheaper, how much of a headache am I going to have in overseeing this? I know I need to compare apples to apples, so I intend on calling some plumbers and electricians to give me some estimates.

Thanks for your help. Any other information you might have would be greatly appreciated.

Patty

 

Patty,

You're very Welcome!

It's not that I am opposed to open stairwells but the other issue will be a need for railing around this. Check with your local codes but it may be requested, I'm sure.

Open stairwells do create a problem for issues like railing, drainage for rain and overall appearance depending on the placement, even from the backyard, some don't like to see it.

I see no structural issues here that are of any concern. Standard 3'6" or 4' wide opening is not going to hurt anything. If needed, adding a additional rim (sistering it) to existing could be done if needed.

The issue of overseeiong this project is not the point, you will have to apply for the permit, obtain bids for each part of the work, coordinate and schedule them accordingly, call for inspections when needed and ensure that everything is done as per each subcontract. Planning ahead is critical.

In general, when one hires a General Contractor to perform services for them, the GC will carry Builder's Risk insurance, General Liability insurance and Workman’s Compensation coverage. These will have to be acquired by you if you are the General and this would protect you.

Never accept a "release of injury" in lieu of a "sub-contractor" having "workman’s compensation insurance" as the release may not be binding and legal in a court of law. I cannot stress this point enough as others have gotten "burned" by not taking this advice to heart. This is crucial to protecting what you have and how it all could be lost.

However, it doesn't cover everything if anyone gets hurt. The point is that if an injury occurs and you are directing the project/people on site, giving direction, there is a fine line between a "Sub-contractor" and an "Employee". Now we are talking about payroll and taxes. This could be a real issue in the event of an injury requiring long term care.

I am assuming that you would be pulling the permit as the "homeowner" so advise your insurance agent of the same. The amount they charge is reasonable and why not get coverage for the "chance" that something happens? If you are dealing with a lender for this project, they may require that you use a Licensed General Contractor.

Seek some straight answers to protect you, yours and your investment.

Hope this helps!

 

Doug
Thanks for all the information.

We received our first bid for the basement. He priced the excavation out separately. It will be $6500 for the walkout with open stairwell.

I am having a hard time finding contractors to give me a bid right now. They are all extremely busy. Some say they are coming and don't show up. These are all contractors that neighbors referred me to. I don't need the work until Sep/Oct. I was trying to get the bids so we could choose a contractor and they could be ready to work in Sep/Oct. Should we wait until closer to the fall to get bids since everyone is so busy? We are flexible with the month.

I would like to have more bids for a comparison.

Patty

 

Patty,

Getting at least 3 bids is wise. Getting them to show up for appointments is another story. It is true, that this is the busy time of the year - spring rush, others not planning ahead and then it's the issue of supply and demand. The busier they are, the higher the price and by golly, they get it!

Trying to get a builder to do it come fall may be ok but I know around here, it's the Fall rush, at least that's one way to look at it. Everyone is trying to get things done before the snow flies.

Seems it's the old story of the client saying (heard of these?)

I'll wait till spring,
Wait till my tax return comes back,
When kids are out of school,
After the family vacation,
Wait till school starts,

and then they plan their project not thinking about plans that need to be drawn, permits that need to get pulled and then scheduling with the General Contractor or Subcontractors. Seems that many never really plan the projects out in advance and get locked in with a builder at a price that is not always reasonable.

If you can get more bids, compare apples to apples and get a contract signed with guaranteed start/finish date as soon as possible.

Good Luck!