- What is a contractor.
- The initial call.
- Interviewing a contractor.
- When bids come in.
- Making the final selection.
- Should you buy the materials.
In the construction industry at least, a person who hires others is called a contractor. On large jobs involving many construction skills, a single general contractor is usually hired, who in turn hires subcontractors. He or she will oversee and coordinate all of the work, pay the subcontractors, or subs (trades people hired by the contractor to perform specialized tasks), purchase the materials and take on the responsibility for completing the entire job. Contractors can often buy materials at a better price than homeowners and, because subcontractors get most of their work from general contractors, a general contractor usually has more success scheduling subs than a homeowner would.
In most states, contractors must be licensed and must carry liability and worker's compensation insurance. A license shows that the contractor conforms to the state's minimum standards and required level of experience. A license does not guarantee that the contractor is reputable or competent.
As a homeowner, you can hire trades people directly, saving the markup that a contractor charges for his services. But if you're planning an extensive project, such as adding a room or entirely remodeling a kitchen, you'll probably want a general contractor. Call several and pre-qualify them on the phone by asking the following four questions:
- Can they handle your job and time frame?
- Can they provide references of satisfied customers?
- Do they have plenty of experience with jobs like yours?
- Are they licensed and insured
If they answer "yes" to all of the above, request a meeting and ask them to bring along names and phone numbers of satisfied customers and, if possible, photographs of successful work.
Interviewing general contractors.
When each general contractor arrives, look for clues to his or her professionalism. Are they wearing a uniform or dressed appropriately for their trade? Is their truck well maintained? Does it have a permanent company sign on the door? During the meeting:
- Discuss all of the work you intend to have done.
- Review any plans or drawings you have.
- Ask for suggestions about changes that might save you money.
- Ask the contractor how many jobs he or she may have ongoing at a given time, in order to get an idea of how much direct supervision your job will receive.
- Ask for proof that he or she is licensed or certified — depending on the regulations in your area — and is insured against worker and liability claims.
- Ask each contractor candidate to prepare a bid (a price quote) in writing for the job. This process often takes several days.
When bids come in. Be sure to ask:
- How long will the bids be valid? They should be good for at least 30 days.
- How will changes or additions to the plans be handled?
- Will the contractor obtain all necessary permits and handle related paperwork?
- How will workers protect your home and valuables and minimize disruption during construction? For example, will they be using the family bathroom? What will be the extent of debris cleanup at the end of each day and how will debris be removed? What hours will they typically work? Will the contractor be on site most of the time?
- Who are three or four former customers you can call for recommendations? See How to find good help or useful questions to ask.
Give each of your general contractor candidates:
- Identical sets of plans or written project specifications that spell out the work you want done, the materials you want used and the standards of workmanship you expect.
- The date you would like all plans and bids returned.
Don't jump on the lowest bid. If one bid is substantially lower than the others, the candidate may be inexperienced or intends to cut corners. Probe to find out why that bid is low (a common cause is vague specifications).
Beyond the bids, there are still several important considerations that can make or break your project:
- What is the chemistry between you (and your spouse) and the contractor. It's crucial that you hire as a general contractor someone who will listen to what you say and with whom you can work out problems. If, during the selection process, misunderstandings repeatedly crop up between you and a contractor candidate, you're probably better off hiring someone else.
- How financially solvent is he or she? You can call bank or credit references to find out. If you get the impression that the contractor will be stretching to hold on from one payment to the next, this may spell future problems.
- Again, be sure the contractor you choose is licensed, insured for worker's compensation, property damage and public liability.
Generally, it's not a good strategy to supply ordinary building materials for a home repair or improvement project. Few professionals, if any, will guarantee the performance of materials they didn't obtain themselves. Most trades people and contractors can buy building materials at a discount and may pass some of their savings along to you, but you should expect a reasonable markup for their expenses.
To set up a no-obligation meeting at your home or office, email me or call 918.851.2012