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Top Ten Questions You Need to Ask
When Considering a Contractor
Planning a remodeling project for your
home can be an overwhelming undertaking. Topping your
‘to-do’ list is finding the right contractor for
the job. Before you start looking, know the top ten
questions you need to ask that can save you stress,
time and ultimately, money.
Not all contractors are created equal.
From experience and availability to the services each
one offers, this quick question checklist should give
you the information you need to choose the right
remodeling firm for your family.
1. What services do you
provide? Contractors vary greatly in the services that
they offer. Understand the range of services that you
are looking for and ensure that you select a
contractor that can deliver on those services. Here
are some service options:
* Full Service – these firms typically handle
all aspects of the job listed below. You deal with one
firm that handles everything from design, to
acquisitions of materials, labor, and management of
any additional contractors or vendors needed to
complete your job.
* Construction Management - these firms serve as
a “master contractor” and subcontract all aspects
of the job. These vendor management systems should be
documented. Be sure to see samples of documentation
that the firm uses to keep the subcontractors
accountable as well as samples of the documentation
that they will provide to you.
* Labor Only – these firms provide labor and
limited material, the homeowner provides most of the
necessary materials. Note that most labor only
contractors may coordinate subcontractors, but provide
limited subcontractor management.
* Material Only – these firms supply only the
material they sell, they may even include
installation, but they do not necessarily include all
the necessary labor and material needed to complete
the installation. An example would be a contract to
supply and install a countertop that does not include
removal of the old countertop or the installation of
the sink and associated parts and material.
* Design – these firms specialize in working
with you to develop the design specifications and
plans to support your project. Ask if the design is
done in house or if it is outsourced. Check to
determine if the designer assists in the product
selection and ask to see sample drawings and
documents.
2. Are you insured?
Another common mistake is assuming that all firms have
adequate insurance. It’s okay to ask – request an
insurance certificate and if you have any doubt about
coverage, ask your insurance agent to verify that it
is adequate.
3. Do you have a list of
references I can contact? Professional contractors
expect to provide references. Never make the mistake
of simply reviewing photographs of past work. Ask for
a list of past and current customers and let your
fingers for the walking! You’ll get a feel for not
only their work, but the person that they are.
4. Are you a member of any
professional organizations? Participation in trade
organizations ensures the firm you select is part of a
larger community of professional and is committed to
staying up on the latest trends and methods. Here are
just a few to look for:
1. HBA
2. Remodeler’s Council
3. National Association of the Remodeling Industry (NARI)
4. Better Business Bureau
5. How long have you been
in business/serving our community? Experience – many
clients make their decision based on the presentation.
Dig under the surface to know who will be working on
your home.
1. Years experience of key company members and those
working on your home such as:
* Owner-President
* Designer
* Estimators, salespeople
* Production manager
* Carpenters
6. What type of contract
do you provide? Feeling comfortable with the
contractor is one of the most important parts of a
construction relationship, but agreements should be
based not only on a handshake but clear written
commitment. Make sure to understand what type of
agreement the contractor is presenting:
1. Estimate – the probable cost for the project is
presented, but the final bill will be based on actual
costs.
2. Cost Plus – the final price will be based on
actual costs plus a percentage for management fees.
3. Construction Budget – Estimates are included for
all expected costs, but final price will be based on
the final cost of each item.
4. Fixed Price – all subcontracts are finalized and
a final price presented that will not change unless
there are unforeseen circumstances or the client makes
change during construction.
7. Do you offer a
construction schedule? Knowing what to expect as well
as when and where you can direct questions and
accountability is important. Critical items include:
1. Written Work Schedule: Understand the format that
the construction schedule will be presented in, for
example, a Gantt chart, a calendar of events or will
it be delivered verbally.
2. Delay Notification: Determine if your agreement
includes a commitment for timely communication of
delays.
3. Accountability: Understand what constitutes a
reasonable delay and the ramification in the event
timeframes are not met by the firm or their
subcontractors.
4. Point of Contact: Be sure to know to whom you
direct questions or concerns and their availability.
8. What are the lines of
communication for each phase of your project?
Homeowners have expectations but often they are not
met. Make sure you know the point of contact and the
expected duration for each critical phase of the job
and have an understanding of how often and by which
means you will communicate.
1. Design
2. Pricing
3. Production
4. Post-Job Warranty
9. What are your cleaning
policies? It’s your home. Make sure that you
understand and can live with the firm’s cleaning
policies.
1. Daily cleaning
2. Weekly cleaning
3. Monthly cleaning
4. End of Project
10. How much of the job
will be subcontracted to other contractors and how
will these vendors be managed? Some aspects of your
job will be subcontracted to other firms. This can
positively impact the quality and efficiency of your
project, but if trade contractors are not managed
effectively, they can very negatively affect your
project.
1. Scope: understand what aspects of your job will be
subcontracted.
2. Management: determine how subcontracts are managed
and the accountability that the firm you hire has for
cost and time commitments. For example who absorbs
cost overruns and underages.
3. Access: understand how and when subcontractors will
be in your house and how you will be notified.
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