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HOW TO SELECT THE RIGHT CONTRACTOR FOR YOUR JOB
Based on the NARI Home Improvement Council, the $300 billion U.S. remodeling market is estimated to carry on to cultivate - despite a slowing of the housing sale market.
This is because lots of people are currently choosing to stay home and remodel, rather than trading up and selling.
This development is unquestionably proven by the popularity of home improvement television shows. Frequently, these programs provide the impression to many property owners that important projects can be done quickly. And several well intentioned do it-yourself homeowners handle remodeling jobs that are left for the specialists.
So how do you find the right help for your home improvement project?
If you can get estimates from multiple contractors, there are various factors that may go into the estimate price you need to make sure you're comparing apples to apples.
These guidelines will allow you to pick the best contractor for the project:
Get Organized
Nothing speaks better than photos. Start a record or laptop and complete it with test photos of your project. Cut photos from magazines, snap digital photos of search or buddy's properties online for pictures as possible print out. Make notes by what particularly you want about each picture. This will help supplement your mental dialogue.
Personal Recommendation
Your own research from somebody who has utilized a specialist can be your best bring about finding anyone to transform your property. You can also check with the local section of the National Association of the Remodeling Industry at www.nari.org, or consult specialists in related industries who may know of a builder's work first hand. Those professionals can include realtors, interior designers, mortgage brokers, architects or perhaps a landscaper.
Independent Referral Services
Online consumer reviews are also a superb spot to begin, while you may hear through person to person of the good contractor. On its website, the Greater Business Bureau (BBB) has created over 100,000 reviews of normal household contractors, lots of which are accredited by the BBB—meaning they demonstrate a great-faith attempt to solve customer issues.
You can even read customer reviews to assess the work ethic of a builder, however the site prices a regular membership fee starting from $3 to $20/mo depending on your geographical area.
Yet another choice is to use a free local referral service like FindLocalHelpNow.com. Phone referral services are arguably more secure than online form-based services, and take less time as well.
Licensing & Insurance
In most states, a builder must apply for a license to engage in construction. You need to ask them for a copy of their license and contact Customer Affairs or a local District Office to ensure the number is good. Also, you need to make sure the builder has ample liability insurance in case there are unexpected events. Most should also carry at least $1,000,000 in insurance.
Obtain A Portfolio
Make sure the builder's work isn't all "off the grid", which is a sign something may be amiss. Look on their website for a photo book of past clients, or ask for a portfolio book containing prior projects with photos and names.
Client Referrals
Be sure to ask for a list of named client recommendations, preferably those who had related work completed your remodeling project -especially if the contractor didn't come from the personal recommendation.
The Estimate
Getting a detailed bid is critical, so you can compare offers and learn what the more negotiable items are in the budget.
Every bid will include a list of the tasks of the project, the supplies, the labor consumed by each task, labor rates and some information regarding the subcontractors being used.
Additionally, you should ask for a written schedule, a firm move-in date and a not-to-exceed (fixed price) bid if possible.
Also, understand how overruns will be handled. If the contractor underestimates the cost of a task, will they pick up the difference - or will the ask you to pay the bill?
If you're in the early information-gathering phase of the project, schedule a few appointments with your bidders. You want to test their ability to hit schedules and to see how important your job is to them. An excellent contractor with room for your project won't miss meetings or reschedule them. Their profession depends upon having at least 6 months of booked work on the calendar - so make sure your upcoming project is part of that book.
Let the builder know up front that you have a budget. This helps them offer alternatives within your reach.
Subcontractors and Employees
All subcontractors should be bonded, insured and certified. Ask for proof of that in writing. Tell them you will not accept drug addicts or active alcoholics on your property at any time.
Payment Schedule & Options
Normal practice requires paying 1/3 of the sum on the first day of the job, another 1/3 half way through the project and then 1/3 when completed.
If you're requesting high-end/rare materials, you may be asked to purchase these up front because the contractor cannot reuse them. Further, some contractors nowadays take credit cards to make payment easier.
If your contractor insists on having you pay upfront in cash, that is a red flag re. their business practices and/or their financial stability.
Change Orders
You will no doubt make adjustments to the project scope as you go. Make sure every change is documented in a formal, written change order and signed by you before the funds are disbursed to subcontractors or vendors. Document this requirement in your general construction contract.
Other Things
Just like any business relationship, you'll find intangible attributes that will help you decide on one contractor over another. These can be just as important as the tangible ones. For example,
These ideas should help you find a builder that is best suited to work on your project.
This is because lots of people are currently choosing to stay home and remodel, rather than trading up and selling.
This development is unquestionably proven by the popularity of home improvement television shows. Frequently, these programs provide the impression to many property owners that important projects can be done quickly. And several well intentioned do it-yourself homeowners handle remodeling jobs that are left for the specialists.
So how do you find the right help for your home improvement project?
If you can get estimates from multiple contractors, there are various factors that may go into the estimate price you need to make sure you're comparing apples to apples.
These guidelines will allow you to pick the best contractor for the project:
Get Organized
Nothing speaks better than photos. Start a record or laptop and complete it with test photos of your project. Cut photos from magazines, snap digital photos of search or buddy's properties online for pictures as possible print out. Make notes by what particularly you want about each picture. This will help supplement your mental dialogue.
Personal Recommendation
Your own research from somebody who has utilized a specialist can be your best bring about finding anyone to transform your property. You can also check with the local section of the National Association of the Remodeling Industry at www.nari.org, or consult specialists in related industries who may know of a builder's work first hand. Those professionals can include realtors, interior designers, mortgage brokers, architects or perhaps a landscaper.
Independent Referral Services
Online consumer reviews are also a superb spot to begin, while you may hear through person to person of the good contractor. On its website, the Greater Business Bureau (BBB) has created over 100,000 reviews of normal household contractors, lots of which are accredited by the BBB—meaning they demonstrate a great-faith attempt to solve customer issues.
You can even read customer reviews to assess the work ethic of a builder, however the site prices a regular membership fee starting from $3 to $20/mo depending on your geographical area.
Yet another choice is to use a free local referral service like FindLocalHelpNow.com. Phone referral services are arguably more secure than online form-based services, and take less time as well.
Licensing & Insurance
In most states, a builder must apply for a license to engage in construction. You need to ask them for a copy of their license and contact Customer Affairs or a local District Office to ensure the number is good. Also, you need to make sure the builder has ample liability insurance in case there are unexpected events. Most should also carry at least $1,000,000 in insurance.
Obtain A Portfolio
Make sure the builder's work isn't all "off the grid", which is a sign something may be amiss. Look on their website for a photo book of past clients, or ask for a portfolio book containing prior projects with photos and names.
Client Referrals
Be sure to ask for a list of named client recommendations, preferably those who had related work completed your remodeling project -especially if the contractor didn't come from the personal recommendation.
The Estimate
Getting a detailed bid is critical, so you can compare offers and learn what the more negotiable items are in the budget.
Every bid will include a list of the tasks of the project, the supplies, the labor consumed by each task, labor rates and some information regarding the subcontractors being used.
Additionally, you should ask for a written schedule, a firm move-in date and a not-to-exceed (fixed price) bid if possible.
Also, understand how overruns will be handled. If the contractor underestimates the cost of a task, will they pick up the difference - or will the ask you to pay the bill?
If you're in the early information-gathering phase of the project, schedule a few appointments with your bidders. You want to test their ability to hit schedules and to see how important your job is to them. An excellent contractor with room for your project won't miss meetings or reschedule them. Their profession depends upon having at least 6 months of booked work on the calendar - so make sure your upcoming project is part of that book.
Let the builder know up front that you have a budget. This helps them offer alternatives within your reach.
Subcontractors and Employees
All subcontractors should be bonded, insured and certified. Ask for proof of that in writing. Tell them you will not accept drug addicts or active alcoholics on your property at any time.
Payment Schedule & Options
Normal practice requires paying 1/3 of the sum on the first day of the job, another 1/3 half way through the project and then 1/3 when completed.
If you're requesting high-end/rare materials, you may be asked to purchase these up front because the contractor cannot reuse them. Further, some contractors nowadays take credit cards to make payment easier.
If your contractor insists on having you pay upfront in cash, that is a red flag re. their business practices and/or their financial stability.
Change Orders
You will no doubt make adjustments to the project scope as you go. Make sure every change is documented in a formal, written change order and signed by you before the funds are disbursed to subcontractors or vendors. Document this requirement in your general construction contract.
Other Things
Just like any business relationship, you'll find intangible attributes that will help you decide on one contractor over another. These can be just as important as the tangible ones. For example,
- Are you comfortable speaking with them? Do they tell you what to do too often, vs. listen?
- Are they easy to communicate with using your preferred mode of communication?
- Will be the GC be on the job, or is the owner selling you services and will never be heard from again?
- Does the plan offered by your contractor address your specific priorities and unique needs, or does it treat you as any other customer?
These ideas should help you find a builder that is best suited to work on your project.