Act as your own general contractor on a major remodel
A remodel run and closed out without a GC — scope and budget fixed with a contingency, permits pulled in your name with the inspection sequence mapped, subcontractors bid and put under written agreements with a payment schedule, lien waivers collected at every draw, inspections passed in order, and a punch list closed before final payment.
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Who it's for
U.S. homeowners undertaking a kitchen, bathroom, or addition remodel with a total project cost of $30,000 or more who want to keep the general contractor markup, typically 20% of the budget. You are comfortable supervising trades, keeping a schedule, and managing paperwork. This is not for someone who wants to hand off all decisions or who cannot be on site regularly.
About this playbook
This guide walks you through acting as your own general contractor on a $30,000+ kitchen, bath, or addition remodel. You will set a realistic scope and budget with a built-in contingency, pull owner-builder permits in your name, and hire subcontractors under written agreements that protect you from liens and scope creep. The path covers the full construction sequence: inspections in the required order, progress payments tied to completed milestones, lien waivers at every draw, and a punch list that closes every trade before final payment. It does not cover DIY execution of any trade, design services, or financing. By the end you will have run the job yourself and kept the 20% GC markup.
What you'll do, step by step
Free preview — these steps are open to read in full before you buy.
Phase 1: Lock Down Scope and Budget
0/5The foundation of every successful self-GC project is a fixed scope and a realistic budget. In this phase you measure and photograph the existing conditions, write a detailed scope of work that every subcontractor will bid from, collect and compare lump-sum bids, build a line-item budget with a contingency reserve, and create a master schedule keyed to the longest lead items.
- 3 hours
- 3 hours
- 4 hours
- 2 hours
Phase 2: Secure Permits and Owner-Builder Protection
4 stepsPhase 3: Vet and Contract Subcontractors
4 stepsPhase 4: Manage Construction and Cash Flow
5 stepsPhase 5: Pass Inspections and Close Out
5 stepsDetails
What you need first
You own the property or have written authorization from the owner. You have secured financing or savings covering the full project cost plus a 15–20% contingency. You can be on site at least once daily during active construction and have flexibility in your work schedule for meetings, inspections, and supplier runs. Your county allows owner-builder permits for the planned scope. You are comfortable with spreadsheets, email, and digital photography for documentation.
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About the creator
I document buying, renting, renovating and the bills that come with a home in concrete steps — no jargon, no stages skipped.
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