How to find good sub-contractors in Greater Vancouver?

Why good commercial Electricians, Plumbers, HVAC contractors are hard to find?

There is more work than they can possibly handle!

Expensive renovation problems can be avoided

The reality of today's commercial renovation industry is much different than it was 10 or 20 years ago. Many years of growth and economic expansion were not properly planned for by our educators. Instead of training skilled trades people, we encouraged students to get an MBA! Now we have a desperate shortage of skilled workers.

Every new renovation project is competing for the services of competent workers. The days of get three quotes are over. Good contractors choose the projects they want and turn down the rest. They don't need to compete for your project, you compete for them!

What is a Sub-Contractor?

Simply, a contractor who works under another (usually the General) contractor. Independent, licensed trades workers like electricians, gas fitters, HVAC installers, sprinkler fitters, plumbers, roofers and millwork fabricators are usually self-employed sub-contractors and operate independently of the general contractor.

Can anyone hire a sub-contractor, directly?

The simple answer is YES. However, sub-contractors are usually very specialized trades workers. They will only perform the work associated with their specific trade and trade license. The real difficulty in hiring sub-trades directly, is in the timing and coordination. Having the right people, scheduled in the right order (with adequate working time), is usually what the general contractor does. It takes a lot of experience which sub contractor, does what and when! This is the main reason general contractors charge so much for project management. This is also where you can save thousands of dollars, if you know how to manage the project effectively. We certainly do.

What does an Electrical Contractor do?

The most important factor in hiring a licensed electrician is safety. Electrical contractors are responsible to a Provincial electrical inspector (not the local building inspector, although some city electrical inspectors are local). Wire size and type, box and circuit loading, specialty circuits for appliances, electrical panel size, etc., etc. all have very specific rules for their installation (and modifications). Improperly wired or illegally installed electrical components can cause fires, health and safety hazards and huge liability claims. Although the owner of an owner occupied residence can take out the electrical permit and perform work on their home, commercial electrical work MUST always be performed by a licensed electrician. When a renovation contractor performs electrical work without a permit, the property owner may face serious consequences, if a problem surfaces later.

What does a Gas Fitter do?

As the name implies, they install gas fittings. Whenever you change gas appliances, (hot water tank, gas furnace, HVAC system or even gas kitchen appliances) a gas fitter should do the installation. Most plumbers have a limited gas fitting certification for residential and light commercial installations. NEVER have an unqualified person install gas components.

What does a Plumber do?

Beyond fixing leaks, plumbers perform a variety of services. Improperly installed plumbing can cause serious building damage, generate health hazards and create a liability exposure for a commercial tenant. Pipe size, material, installation clearances, fire stopping, etc., all have very strict rules. Although many renovation contractors say that they can do the plumbing work for you, unless they happen to also be licensed "plumbing contractors" (not too likely), you could be forced to remove the wall finishes, plumbing rough-in, etc. and replace it properly, before the building inspector will pass your renovation work. Most licensed plumbers also have a limited electrical certification (to hook up the hot water tank, boilers, furnace wiring, etc.). Don't assume that your plumber can do everything. They will not risk their liability insurance, just to save you from paying for a qualified electrician to hook up something that they're not licensed for.

Related Design and Planning Information

• Important Commercial Planning Steps
• Your Legal Responsibilities
• Design a Retail Store
• Commercial Lease Space for lease
• Commercial Tenant Improvements
• Good Restaurant Designers

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We provide commercial renovation project planning and design services to lease space clients in Vancouver, North Vancouver, Burnaby, New Westminster, Coquitlam, Port Coquitlam, Port Moody, Delta, Richmond, Surrey, White Rock, Langley, Maple Ridge and Pitt Meadows, BC.

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