What is the difference between a general contractor and a subcontractor?

A general contractor (GC) manages the full scope of a construction or renovation project: hiring and coordinating subcontractors, pulling permits, ordering materials, managing the schedule, and ensuring the work meets code. The homeowner contracts with the GC, who takes overall responsibility for project completion. Subcontractors are specialty tradespeople hired by the GC to perform specific work: electricians, plumbers, HVAC technicians, tile setters, and framers are all typically subcontractors. Subcontractors report to the GC, not directly to the homeowner—though the GC should keep you informed of who is working on your project and when. For major projects (additions, new builds, gut renovations), hiring a GC is usually the right approach because managing multiple specialty subs simultaneously is a full-time job. For a single-trade project—replacing a furnace, installing a new bathroom, or re-roofing—you can often hire the specialty contractor directly without a GC, which can reduce total cost.

How much does a home addition cost?

A home addition typically costs $100–$200 per square foot for the finished space, all-in including foundation, framing, electrical, plumbing, HVAC, insulation, drywall, and finish work. A 400 sq ft bedroom addition runs $40,000–$80,000; a 600 sq ft family room addition $60,000–$120,000; a full second-story addition on a ranch home can cost $150,000–$300,000+. Basement finishing costs less—$30–$75 per square foot depending on finish level and whether a bathroom is included. Garage additions run $50–$100 per square foot. Costs vary by location (metro areas are typically higher than rural areas), current material prices, and the complexity of connecting the addition to existing systems. Always get the general contractor to include permit fees, temporary weatherproofing, and site cleanup in their estimate. Budget 10–20% contingency for unexpected conditions uncovered during construction.

How long does a home addition or major renovation take?

A single-room addition typically takes 2–4 months from permit approval through final inspection. A full second-story addition takes 4–8 months. A gut renovation of a kitchen or multiple rooms takes 2–5 months depending on scope. Timeline starts after permit approval, which takes 1–4 weeks in most municipalities. Key phases: demo and site prep (1–2 weeks), foundation or framing (2–4 weeks), rough mechanicals—electrical, plumbing, HVAC (2–3 weeks), insulation and drywall (1–2 weeks), finish work—trim, cabinets, flooring, paint (3–6 weeks), final fixtures and punch list (1–2 weeks). Weather delays, material lead times, and inspection scheduling can extend these timelines. A good general contractor will give you a phased schedule at the start of the project and update you when milestones shift. Ask specifically about what happens if subcontractors are unavailable or materials are backordered.

How do I find a general contractor near me?

Search EdgeLocal for "general contractor" or "construction" along with your zip code to find local GCs who manage residential and commercial building projects. General contractors oversee the full scope of construction work: coordinating subcontractors, pulling permits, managing schedules, and ensuring work meets local building codes and inspection requirements. In most states, contractors performing work above a certain value threshold must register with their state's contractor licensing authority. For major projects—additions, new builds, or gut renovations—your GC should handle all permit applications and required inspections. When comparing bids, evaluate communication style and responsiveness alongside price, and confirm the contract clearly defines scope, schedule, and payment milestones. A professional GC provides a detailed written contract, keeps you informed of progress, and has a documented process for handling change orders. Use EdgeLocal ratings and reviews to identify high-performing local general contractors in your area.

How do change orders work and how do I protect myself from scope creep?

A change order is a written amendment to your original contract that documents a change in scope, the additional cost, and any impact on the project timeline. Both you and the contractor sign off before the additional work begins. This process protects both parties — the contractor gets approved compensation for extra work, and you maintain control over what is added to the project and at what price. The change order clause in your contract should specify that no additional work begins without your written approval. Verbal agreements to add work are the most common source of contractor disputes. Scope creep — the gradual expansion of the project through small additions — is best controlled by reviewing your contract scope at each progress meeting and requiring written change orders for everything, even small additions.

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