Current project

[Rich]

The project I am currently working on has more hidden stuff than I care to mention. It's a tenant remodel of an existing Wall Street Deli that used to be a bank (converted in 1993). Now we are putting a bank back into it. During the demolition we ran into no less than 5 brick walls ranging from full 2 story height and 20' long to 3' tall and 6' long. These are not in a place that could be considered architectural elements but more like after thoughts. The structure consists of 5.25" concrete on metal deck, steel I beam floor and column structure, metal studs, wood studs, brick, and non-com wood all exist within the structure.
It's been a nightmare from day one - starting with the floor. The floor consisted of 2" grout bed with a layer of fired clay tiles, then a layer of mastic and a 3/8" tile on top of that. This is not conducive to laying carpet over and the floor was pretty shaky at best. So we chipped out 40 cy of tile and grout and replaced with a 3" +/- topping slab to level it all up and give us a good base to lay any material on. Permits were another fiasco - architect thinking we could walk through everything.. not the case. Walk through on the demo was fine because it's value was under 100k.. but the rest all needed to be reviewed which pushed us out another week.
I could go on but will stop here as these are the major portions that have caused me endless headaches. :lol:

[Rich]

Update.. this project is completed and the owner is very happy. The millwork (cherry) was the defining factor, as well as a steel and wood bridge that was remodeled. I'll see if I can pull up some pictures.

[roger g]

on this type of job, would you have given a price or a price that was open ended or all time and material. How could you possibly factor everything prior to tearing everything out?

roger

[Rich]

We had a GMP cost in place before starting the project and any changes were on a T&M basis. In the situation I was put in it was not fully investigated before starting the project by the architect and engineer. Typically they would have done a full site investigation of what was behind walls and under floors. Let me say that it still only helps a little :lol: