CHOOSING THE RIGHT REMODEL CONTRACTOR

You are about to embark on perhaps some major demolition and reconstruction of your largest asset. And, you are about to invite a contractor and his/her workers and trade partners into your home and daily routines for a while. Choosing a home remodeling contractor is not nearly as simple as picking the lowest bid for the job. The low bidder is usually just the apparent low bidder.

Here’s a good quote explaining why:
“QUALITY! There is hardly anything in the world that some men cannot make a little worse and sell a little cheaper, and the people who consider price only are this man’s lawful prey. It’s unwise to pay too much, but it’s more unwise to pay too little. When you pay too much you lose a little money, that is all. When you pay too little, you sometimes lose everything, because the thing you bought was incapable of doing the thing you bought it to do. The common law of business balance prohibits paying a little and getting a lot — it can’t be done. If you deal with the lowest bidder, it’s well to add something for the risk you take. And if you do that, you will have enough to pay for something better.” John Ruskin, Economist

So, as the homeowner, the whole remodel process involves a lot of homework on your part . . . But, I can help you.

If you haven't already prepared a Bid Package then you should start with this article first: Running Your Own Bid
Then, come back to learn about selecting a remodeling contractor.

1. Is the contractor willing to sit down and help you do a comparison of bids from other contractors?

2. Does the contractor come highly recommended by his/her references?

I give you access to a list of past clients for you to contact (call me to ask for the hidden link in my site). References are very helpful. Most of our clients have told us that prospective customers are welcome to see their completed projects. I encourage this because our work sells itself.
Other questions to ask of references:
Did the contractor complete the work that you wanted done?
Did the contractor complete the work for the price agreed upon?
(Or, did the contractor put in a low bid knowing that the customer will have to make changes to get a complete project?)
Did the contractor complete the project in the agreed timeframe for the work?
Is the contractor available if an emergency arises, and in a timely fashion?

3. Has the contractor been working in the community that you live in for a while, and knows local codes and ordinances that must be complied with?

I have been working in and around the Santa Rosa area since 1984, many times doing the design and drawings that must pass muster with the Building Departments.

4. Does the contractor have a long track record of completed projects, with an equally long list of thrilled clients?

I have more than 300 completed projects ranging from small repairs to whole house remodels and additions, for more than 250 clients.

5. Does the contractor have a good rapport with the various enforcing agencies?

One of my primary jobs for a local architect for four years was to procure all of the planning approvals and building permits for the projects that he designed. I have continued to do that for myself and my clients over the years. Many of the building officials have become friends over the years. Some projects don't require permits, but most do. It's very expensive and time-consuming if you're caught and should have had one. I've seen enforcement officers at a couple of my jobs now - I had the permits needed.

6. Does the contractor have a good network of suppliers, subcontractors and design professionals to get your job done?

With so many years in the same community I have built a network of resources that I rely upon. See my clients' letters - they say it best.

7. Does the contractor do, or handle, an entire project from the conceptual design through to completion?

I have been doing much of my own design and drawings since the early 1980's. I have also been doing budget proposals, bid packages, formal bids and specifications' manuals since the 1970's, starting in the commercial, institutional and industrial side of the construction industry.

8. Can the contractor handle the project in his/her schedule when you would like it done?

I do not take on more projects than I can personally manage. Usually one larger one, while I may take one or two little projects on (small repairs and such) to keep my past clients going.
Contractors often have too many projects going at once, making it difficult to effectively manage them without a proper management team in place. This can result in poor communication and management, low quality, errors and a delayed project, besides more costs.

9. Does the contractor have the resources (knowledge, experience, funds, contacts, credit rating, manpower) to complete the project for you?

My years in business, plus completed projects, without any liens, judgments, or even animosity, should speak for themselves. I have also never had credit refused, plus carry an A+ rating with the Better Business Bureau. There have been a number of cases where I was hired to complete someone else’s work because they didn’t have the experience, knowledge, understanding, character, solidity, interest, or time to do what they said they would do. I have also been hired several times to fix others’ work. I can give you specific contacts for this if you would like.

10. Is the contractor licensed and bonded as required?

I have been continuously licensed and bonded in California since I first got my contractor’s license in May of 1984, with no judgments against me. Did you know that a ‘contractor’ that operates without a license cannot do any work for a client wherein the total of labor, materials and other costs totals $500 or more in a year for a client? Check it out: Basic Facts About Contracting in California
Technically, if you hire someone to perform your work (if it totals >=$500) you don't need to pay them, and there is apparently no legal recourse for them as they are operating outside of the law.

11. Is he/she insured as needed or required?

Both workers' compensation and general liability insurance are a very good idea, and may be required, depending on whether the contractor has employees and subcontractors, and your comfort level. There are other insurances that you may want the contractor to carry also, or special bonds to help ensure the project will be completed if the contractor defaults for some reason.

12. Does the contractor communicate well?

Good and constant communication is essential for the enjoyment of your remodel experience. My clients will tell you about my communications efforts to keep them informed, as well as the thorough research I am constantly doing to ensure you get the best possible project. I use a number of means to stay in touch with clients: mail, email, texting, phone, cell phone, notes at the job, and any other means that is useful. I also record the projects as they progress. I want to be able to tell you whether something you're thinking about in the future is even possible, and the photos allow me to do that better. I keep them stored and ready. This is very helpful as most clients come back for other projects later.

13. How does the contractor deal with changes that may occur as the job progresses?

On probably every project we have done, there have been changes made by clients. We want to be sure that when your project is complete it meets all of your needs and dreams. Changes are handled as a matter of course, not as a problem.

14. Is the person you first meet with the one who will be on the job everyday, or running the project for you?

This is important because there will be more continuity throughout the project. When you meet with me, as the owner of Robert Douglas Youngs Contractor, you are talking to the person that manages most, if not all, of the work on every project. On days that I have a subcontractor on the job, I am usually either on the job or at least stop by to ensure things like details, questions, comments, progress and accuracy are kept in focus.

15. How will the contractor follow up on your concerns after the project is completed?

This is essentially a warranty question. Almost all of our jobs come from repeat business or referrals. We want to gain and keep your trust for the long haul. We want to know we’ll be the first you call for any projects that you may have in the future, or for anyone that you hear of who could use a reputable contractor. Because reputation is so important to us, we want to make sure you never have a reason to go elsewhere. Some have called this type of service a 'Lifetime Warranty.' We call it 'caring properly for the customer.' We will come back and fix things, and usually don't charge for the labor, unless it's from wear, damage or abuse.

16. What quality of materials and products does the contractor use?

We are very particular about the quality of products and materials we use on our jobs. If it’s not good enough for our own homes, we won’t use it in yours. We are always pleased to share with you a bit about the brands we use and where we buy them.

Now, ask yourself:
17. Which contractor am I most comfortable with, and would be the best fit for me and my family?

To me, this is where the 'rubber meets the road.' And, the referrals are the best - maybe the only - place where you can go to get this assurance. If that particular contractor has a higher bid than your budget allows, negotiate with them for a modified remodel that is within your budget. Or, do the project is phases. Much of our work is done this way.

For an even more complete list of questions, and your obligations in the whole process, see my May 2012 blog entries starting at: Choosing the Right Remodel Contractor & Running Your Own Bid - 6 Parts Total