The process of selecting a contractor to do your home remodeling project can be daunting.
First, comes locating the contractor, then there’s the interview process, contacting their references, verifying insurances and licenses and this is just to name a few of the important beginning steps. Once those steps are accomplished you must move forward with the process of requesting estimates or “bids.” Construction bids are unique animals. Let’s say for a moment you are considering buying a new car, well with that decision you can see what the finished product looks like, you can even take it for a ride to see if it feels comfortable and/or operates to perfection. The complete opposite however, is true when it comes to the start of a construction project. Ultimately you have no idea what the final result will be; you cannot take it for a “test run.” You must leave your trust to an experienced professional, and this is where the bid comes into play. You can only make an educated or informed decision based on what you have been presented in the estimate and your willingness to research the history and integrity of the contracting company. In this first phase of the process you should be 100% excited and satisfied that you have chosen wisely based on facts and figures combined. One cannot out weigh the other. This is where most homeowners often fall victim to an unpleasant experience. Yes, the process can seem a bit overwhelming but it really does not have to be as long as you surround yourself with a trustworthy, knowledgeable licensed professional.
I constantly hear two arguments from the general public about residential construction and remodeling.
First and foremost, I hear about the abundance of terrible tradesmen and general contractors, and how there is “no one building like they used to.” I tend to agree on the extensive number of inexperienced and under qualified trades, but the point the property owners are missing is that they themselves are the catalyst to which have helped spawn this breed of craftsmen. Every time a homeowner accepts a low bid from a “trunk-slammer,” and does not verify references, or protect themselves with highly appropriate and necessary contracts, and then accepts sub-par craftsmanship has just allowed that faulty contractor to continue the cycle and worse yet this opens the door for 2 or 3 more just like him. This brings me to the second argument I hear most often, (which by the way is the basis for this discussion) is that a contractor is “ripping them off.” From my sentiments above, you should now realize that these two stances are strongly connected, how does the old saying go? “You get what you pay for!” No one has ever ripped you off, you unfortunately have allowed someone to take advantage of you, and have allowed yourself to get taken advantage of, WHY? It is the simple fact of not doing your homework prior to contracting. Only you have allowed someone to take advantage of you, and because you didnt do your homework prior to contracting, you have also allowed that person to stay afloat and target someone else. Please remember to keep in mind that if any bid is more than 5 to 15% from the median high or low then an error of some sort has been made, the error could be an honest mistake, and if you want a contractor in the mix, you should call them and without giving the numbers of the others(shopping bids is not ok) you should ask them to revisit their estimate and compare apples to apples. All estimates should have detailed inclusions and exclusions, and in most cases allowances for unselected finishes. I also believe it is the best practice to add 5% to10% contingency to an estimate for larger scale remodels. If there is a consistent theme in home renovations, it is to expect the unexpected and it is nice in this case to have the contingency to fall back on. Contingency is not encouraged to be used for anything else during the renovations (such as upgrades or additions to original scope of work).
A contingency is for your own peace of mind.
Buyer (of cheap remodeling services) beware
So here we are. There are fewer of us who actually qualify as experienced, legitimate remodeling contractors. We have smaller hardworking crews and we are the ones scrambling to respond to you, the anxious homeowner.
Yes, you can opt to choose the illegitimate companies who make themselves available to you quickly and inexpensively. But you do so at your own risk and sadly at the risk of others, (as in your family members) here’s why:
That “fast and cheap” contractor may be staffed by people who used to work in new construction. Remodeling and new construction are entirely different fields. New construction has a logical progression and is performed without people living in the home. Remodeling requires additional skills: We must understand the existing structure and the impact that even the most minor alterations may have on it. We need to carefully deconstruct before blending in the new work so it that fits the home’s existing style and does not cause problems to the structure or systems. And, of course, we often do this intricate work while you are living in the home. Therefore, special precautions for your health and safety are taken in to serious consideration. This scenario takes extra effort, planning, time and care but a true licensed professional contractor will gladly go to the extreme to see the satisfaction and gratitude from the homes owners.
A few business facts:
Much of the work we’re doing today involves replacing shoddy construction done during the building boom, when homeowners would hire anyone who could fog a mirror. That work is falling apart. The work performed by cheap contractors today will hold up just as badly in the long run. No truly professional remodeler — one that was around 10 years ago and will still be around 10 years from now — can match the kinds of lowball proposals the cheap contractors are offering. Contractors that pay for highly skilled labor and quality materials, along with all the required taxes, insurances (for your protection), licenses, permits and educational expenses, logically must charge more.
Quality renovations take time and cost money, and this statement is truer than ever during this time of economic recovery. For everyones benefit, do your homework and hire reputable, licensed, insured contractor with a history of quality job performance. Have a balanced thought process when comparing cost with quality. Be patient with the process. Select your contractor first based on expertise, then price. And keep in mind…The good contractors will generally be a bit busy and be hard to schedule, patience is a virtue.
An analogy:
Would you select the physician or attorney who is cheapest and quickest? Probably not, in this analogy you would often times research and plan a serious course of action. So why would your take a short cut or lower your standards when it comes to the most precious asset you own, your home. To get lasting quality and comfort, you must also choose a contractor based on knowledge, effectiveness, skills and reputation.
Image below is the CSLB’s new summer newlsletter showing recent license revocations and suspensions for the period. 5 pages and well over 500 contractors disciplined for fraud, failures, other illegal activity even including elder abuse.
http://www.cslb.ca.gov/Resources/Newsletters/ContractorNewsletter2013Summer.pdf
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