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Finding a Home Remodeling Contractor
As you prepare for any home remodeling project, careful selection of your contractor can minimize your stress and frustration throughout the project. Pick the wrong contractor and you could be heading for disaster. Here are some tips to help you evaluate contractors and protect yourself from problems in work quality or cost overruns.
Selecting a Contractor - One of the easiest places to look for a contractor is in the local telephone yellow pages. Evaluate the ads carefully and pick from the most professional looking ads.
Another source is your local home builders association. Most home builders will know remodeling contractors they trust.
Talk to friends and neighbors that may have had similar work done. The nature of the remodeling change will generally drive the type of contractor you use for your renovation project. A general contractor will be knowledgeable about most aspects of the home and have a broad base of experience to work on most projects.
Many general remodeling contractors were home builders who started their own remodeling business. There are also contractors who specialize in bathrooms, kitchens or other specific remodeling projects. Be sure each contractor you consider is licensed, bonded and insured. There are countless stories of contractors who have filed bankruptcy in the middle of a major renovation and left the home owner with major bills and headaches. Do your homework diligently to ensure the contractor is reputable and financially secure. Contact the Better Business Bureau to find out how long the contractor's company has been in business and to determine the number of complaints filed against the contractor. Check with local builders and suppliers to further evaluate the competency of each contractor.
Obtain Itemized Bids - Select three to five contractors to bid on the project. This will help you evaluate different options, ideas and pricing. Obtain a detailed itemized bid from each contractor rather than just an estimate. Detailed bids allow you to thoroughly evaluate each bid in terms of attention to detail, pricing, timeline and quality. Ask for a copy of each contractor's standard contract during the bidding process so you can evaluate the contractual terms. Don't always select the lowest bid; particularly if it is much lower than the other bids. A low-ball bid is a warning sign. Spend ample time evaluating each contractor, their company, their ideas, their pricing, their demeanor, their contract and their reputation. Don't rush this analysis; you will regret it later.
Contractual Terms - For all but small projects, insist on having a written contract that details everything about the project. At a minimum, the contract should outline financial terms, warranties, materials, subcontractors and the timeline for the project. Be sure to read the entire contract. If there are parts of the contract you don't fully understand, seek legal advice. Never sign a contract that is partially complete or one that you have not fully read. Be sure the contract contains general provisions that protect you in case of fault. If they are not included, have them written into the contract. Be sure to understand any lien language written into the contract. This may allow the contractor to file a claim against your home if you fail to pay. Failure to pay could result in foreclosure. Finally, be sure you have an out clause that allows you to cancel the contract with minimal financial consequences if you are unhappy with the work or contractor. Sign the contract on your premises rather than at the contractor's office. This will generally allow you three days to cancel the contract if you change your mind. Keep a copy of the contract and any building permits in a safe place. They may protect you later if there are problems downstream.
Contractor Oversight - As the home remodeling project unfolds, be sure to keep a close eye on the details. This is easy if you continue to live in the home. For major renovations where you are staying at an alternative location, be sure to visit your home daily to check progress. Recognize that changes will occur. Changes may not always be the fault of the contractor; some may be due to unexpected surprises. If a wall is torn down, you may discover water damage that will require unplanned plumbing work. Keep close tabs on escalating costs from any mid-project changes. Too many home remodeling projects are delayed or run over budget due to poor contractor oversight by the home owner.
Communication - Avoid getting in the way of the workers, but communicate with your contractor frequently. Daily if possible. Spend a few minutes with the contractor each evening after the workers have gone home. Deal with problems immediately. The longer you wait to communicate a problem, the more difficult - and expensive - it will be to fix. Be firm; yet understanding. Regardless of the nature of a change, be sure the new requirements and expectations are put in writing. Never assume the contractor will do the additional work satisfactorily on a handshake regardless of the relationship you have developed.
Home remodeling projects are very difficult to keep on track and within budget. Much of your success will depend on the competency of the contractor you select for the job. Search for the best; even if you have to pay a little more. Use the bids from the other contractors to negotiate pricing concessions from the most reputable, financially secure and competent contractor. This strategy will help avoid many of the pitfalls of selecting the lowest bidder and getting what you pay for.