GC Cost Requirments (NC Yank)
Hello All, especially contractors in NC.
I understand that if you do a rehab in NC, you can do it without a GC if costs are under $30K. Is this cumulative costs for the total rehab or are the costs broken down/itemized?
For instance, if you use a licensed electrician, plumber, and HVAC who all pull their own permits, do their costs count toward the $30K requirement.
The reason I ask is b/c a building inspector posed a question to me in a way that made it sound as if costs outside the major mechanics would only count toward the $30K requirement. Kind of like, since the plumber and elect. are licensed, that doesn't count.
I am sure I am dreaming, but I wanted to clarify. Thanks.
My advice would be to call the building dept tomorrow morning and get the information from the horse's mouth. What if somebody here tells you what you want to hear and then 6 months from now the building dept bends you over, who are you going to blame but yourself?
ok habinator. I will have to "get it from the horse's mouth" before I pull permits anyway. All I was trying to do is be as educated as possible before going in. There are contractor's on this board from NC doing rehabs and I was hoping they would chime in . I thought they may have had a similar experience that would tell all. I thought your post was a little distasteful. Thanks for your time, though.
Blessings,
Ramwalk
The 30k is the whole PROJECT itself.
You can not treat it as each phase not exceeding 30k......ie., writting up separate contracts for various phases so as not to exceed the 30k total.
Now if you are contracting to take on one particular phase and that's it.........no other work will be contracted to you in that project that is going to exceed the limit..........then yes, you can do that.
NCGS 87-1 is the chapter goes over what General Contracting is.....
You can click on the state website for more info, including checking out those who are licensed to practice GC in NC.
http://www.nclbgc.net/index.html
There are all sorts of scenarios that could be posed.....but what it comes down to is what the licensing board is going to say..................it is best to contact them BEFORE a problem arises.
I am not a fan of big government by any means however I do see a need to regulate certain businesses........and GC is one of those.
I recently was in Kentucky visiting my family...............Ky is a beautiful state however when it comes to building regulations, they are at the bottom...........it's actually pathetic what goes on there.
I walked into a new residential construction site and I was dumbfounded at what I observed. There were so many basic building principles being broken, ones that will effect the structure of the house and yet those future home buyers have no ideal the trouble they are about to buy.
Eventually Ky will come into the 21st century but it will probably take 20 years or so.
Most laws, in theory, are on the books to protect us and bring about uniformity.
If you have any other questions then feel free to contact me.
NC_Yank
Thanks NC Yank and Rehabinator for the replies. I just moved from MD where I started investing and things were a little different there. I also depended on my contractor a lot. This is my first project in NC.
I think I just took what the building inspector said in the wrong way after reading off the official link that NC Yank provided.
I was simply going to use a lead carpenter in lieu of a GC if I could. The jury is still out on the projects costs anyway. It is going to be right at $30K, but I would rather hire a GC to be safe rather than sorry later in the project.
Thanks again.
Owner/builder doesn't require GC license.
JC,
You can not rehab a project over 30k, unless you live in it. North Carolina GS 87-1 spells it out.
That is what the original post said....."rehab".
And on a side note.......if you do live in it.........it has to be
one year or greater.
NC