Owner Builder- Florida can anyone help?

JamesW

TFP Expert
Mar 2, 2011
28,251
You can also establish a construction escrow account for the project, which can provide protection for the homeowner and the contractor by having the money in a secure account held by a neutral third party.

This ensures that the funds actually exist and will be available on successful completion of the project.
 

poolnoobgrandma

Gold Supporter
Sep 15, 2018
730
Seminole, FL
Just like you worry about the contractor taking the money and not doing what they promise, the contractor worries that the homeowner won’t pay the invoice when the work is completed.

The contractor incurs a lot of risk by doing the job with no money upfront because they have many expenses in material, labor and lost opportunity.

Below is from California, but it has a lot of good information.




Below is specific to Florida.




Maybe negotiate a 10% deposit or ask for a performance and payment bond if they want more than 10% up front as a deposit.

Beyond the deposit, you also have to look at the schedule of payments.

For example, they might ask for a small deposit, but ask for a 25% payment after doing some minor phase of the work.

Are they asking for 25% up front and then 75% at completion or are there other interim payments?
In Florida a contractor can easily provide a "notice to owner" and then attach a lien to your home if they are not paid. They have a lot of protections and I think there is a lot more risk on the owner's side. (There is a defunct pool builder in our area who has taken a lot of money and left a lot of homeowners in the lurch.)
25% is a lot, and shouldn't be necessary if the contractor is sufficiently capitalized.
 

JamesW

TFP Expert
Mar 2, 2011
28,251
In Florida a contractor can easily provide a "notice to owner" and then attach a lien to your home if they are not paid.
A lien is not cash and it does not ensure that the contractor will ever get paid.

There are plenty of contractors who never get paid and trying to go through the legal processes to force payment is expensive and time consuming.

In most cases, the contractor just writes it off.

Both sides are at some risk of the other party not performing.

Contractors take deposits and disappear or do substandard work all the time.

Property owners get work done and then ignore invoices after 30 days and then 60 days and then 90 days and then just never intend to pay at all.

A performance bond helps protect the property owners.

An escrow account helps protect the contractor.
 
Last edited:

JamesW

TFP Expert
Mar 2, 2011
28,251
An enlightening study by Plum, a consulting firm, revealed that 11% of all invoices sent out by small businesses aren’t paid on time.

Plum’s researchers also found that 7.5% of all small business invoices ultimately have to be written off as bad debt.

With 1 in 10 invoices failing to be paid on time, the study reports up to 10% of payments are either never paid or paid so late that businesses are forced to write them off as bad debt.
 

setsailsoon

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Oct 25, 2015
4,281
Palm City/FL
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As I move through this Journey I may start a new thread. But for now a question regarding subs: I have layout, dig, steel being quoted with some rough plumbing. Is it typical for them to ask for a % up front? ie: they are asking for 25% up front. I figured most subs would require payment right after doing the work?- thanks
It's pretty typical for 25% at signing and should approximate equipment rentals and materials to get started. If that cost is way less or more the number can usually be negotiated.

Chris
 

Gecrabill

Bronze Supporter
Feb 24, 2014
63
Osprey, Florida
Chlorine
Salt Water Generator
SWG Type
Pentair Intellichlor IC-40
Well, this is still in permitting as expected. The county holds that I need a "certified pool contractor" listed as one of my subs, as well as a "licensed electrician". I understand the electrician part. I am however having a difficult time finding a local certified pool contractor who is willing to work with me. With all the new construction around here, seems like a few of the big pool builders have bought most of the small guys, or have subbed the other small guys and made them afraid to do any other work. Anyone have any advice for trying to persuade a cpc to work with me?
 

JamesW

TFP Expert
Mar 2, 2011
28,251
See if you can apply for a pool builder's license.

Maybe see if you can hire a professional engineer as an alternative to a licensed pool builder.
 

TampaKathy

Gold Supporter
Oct 2, 2020
475
Tampa, FL
I'll start by saying I have no personal experience with this company but some people on here have mentioned using DIY Pools and Spas...I don't know how it works or if they are considered a certified pool contractor but maybe you can look into that if you haven't already.
 

setsailsoon

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TFP Guide
Oct 25, 2015
4,281
Palm City/FL
Pool Size
12800
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Chlorine
Salt Water Generator
SWG Type
CircuPool RJ-30 Plus
See if you can apply for a pool builder's license.

Maybe see if you can hire a professional engineer as an alternative to a licensed pool builder.

Turns out this may not be that hard to do if you have a project management or construction background. experience, and education. Take a look at this link or just Google the topic.

Chris
 
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Gecrabill

Bronze Supporter
Feb 24, 2014
63
Osprey, Florida
Chlorine
Salt Water Generator
SWG Type
Pentair Intellichlor IC-40
As I progress, I do have some plumbing questions. I am in Florida, so my engineering plans call for only an 8" spa wall. my spa is 7'6"x7'6". I am putting in 5 therapy jets. I am looking at using the balboa 10-5100 (or the cmp 23300-100-000, or waterway 210-4120-these all appear the same). Looks like most the other jets are not a straight body and would probably not fit in an 8" wall correctly. Question is, the balboa 10-5100 has 1.5" slips. Will I see enough pressure if my supply to the spa wall is 2", trunking down to a 1.5" inside the spa walls? These jets say they are 13gpm jets each. In addition, is there any literature of how to add air controls for each jet separately? none of the install guides seem to list this.- thank you
 

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setsailsoon

Gold Supporter
LifeTime Supporter
TFP Guide
Oct 25, 2015
4,281
Palm City/FL
Pool Size
12800
Surface
Plaster
Chlorine
Salt Water Generator
SWG Type
CircuPool RJ-30 Plus
As I progress, I do have some plumbing questions. I am in Florida, so my engineering plans call for only an 8" spa wall. my spa is 7'6"x7'6". I am putting in 5 therapy jets. I am looking at using the balboa 10-5100 (or the cmp 23300-100-000, or waterway 210-4120-these all appear the same). Looks like most the other jets are not a straight body and would probably not fit in an 8" wall correctly. Question is, the balboa 10-5100 has 1.5" slips. Will I see enough pressure if my supply to the spa wall is 2", trunking down to a 1.5" inside the spa walls? These jets say they are 13gpm jets each. In addition, is there any literature of how to add air controls for each jet separately? none of the install guides seem to list this.- thank you
You're way ahead of me on this but I have looked into jets one time. Most of the jet design data that I've seen rate for the flow rate at 15 psi. You can see this in the table for Balboa Water Group here. So I would think you can look at the head loss back to your pump and determine the flow rate at head loss plus 15 psi plus the loss to make sure the pump has plenty of flow when it's in spa mode. a 2" to 1.5" fitting has very little pressure drop in normal flow rates Mine had plenty for this on the previous pool and had 4 jets. I would also check with Mike at DIY to see what he thinks. There are several online calculators that estimate a 2"-1.5" sudden contraction to be equal to about 75' of pipe which is about 2.5-3 psi at your flow rate of ~65 gpm.

I hope this helps.

Chris
 
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