How do you do that? Basically it boils down to one thing, and one thing only, money. In order to keep them working hard for you, you pay them! They are people that have families to support, and are in the business for the same reason everyone else is...to make money. Even if they started out in the field because it was what they loved, if they couldn't feed their family doing it, they would have stopped. So, give them money to feed their family and they will give you the level of service and work you deserve. However, this does not mean pay through the nose and be taken advantage of. It means, learn to use money as a means of managing your suppliers, and getting them to do what you want, when you want.

How do you do that? The following are some suggestions for how you can use money as a means of managing:

• Pay them, but only pay them after they deliver.

If you pay them before the work is done, what incentive do they have to do it on time? (This holds true in all aspects of construction, not just suppliers, but subs as well. Pay them once it is done and you will get them to do it faster and better.)

• Use incentives as necessary to keep things moving

on schedule. (Just as a supplier may offer an early payment discount, you can offer early delivery incentives. Meaning, if they get you what you need faster than they say, you will throw in a little something extra for their trouble. It will be worth it to you to do so if it means moving forward with your construction faster.)

• Make sure that you have a contract with them that makes delays cost them MORE than it costs you. If they promise you supplies by Monday and you don't get them until Wednesday, they should pay. (Basically, just as you should have incentive for early delivery, you should have a consequence for late, and make it a monetary one.)

• Spend a dime to save a dollar. (This just means pay to get your stuff on time.)

• If for any reason you are going to be late on a draw or payment

, you need to inform them in advance. (This is just plain polite. They need to know when they will be paid, and so if for any reason you can't pay them you need to let them know. They should pay you the same courtesy if they can't get you supplies on time.)

• Treat suppliers with respect.

It is going to be your responsibility to use these tips to your advantage. But the best way to save with materials and suppliers is to be organized. Know what you ordered and when. Know when things were delivered and if they were on time and the right quantity. Know who needs what and when. Know who inspected materials when they came. And, most importantly, know when and if you need to pay a supplier. If you can keep the supplier happy (pay them fair and on time) they will keep you happy (give you good prices and get you what you need when you need it).