Advice for hiring a contractor
Whether you’re restoring an old house, adding a room or two for a growing family or simply getting new storm windows, hiring a competent contractor is crucial for making your home-improvement venture a success. But before you hire one, it’s a good idea to do your homework. That way, you can avoid the pitfalls — work left undone, bad communication, overpaying, and poor or incomplete work — that could arise if you’re not cautious when you hire a contractor.
What a Contractor Does. A general contractor manages and oversees all aspects of the project. He or she orders supplies and pays suppliers, gets building permits and schedules permit inspections and, depending on the size of the job, hires and supervises subcontractors such as plumbers or electricians. Sometimes the contractor provides architecture and design assistance as well.
Your Search. The first step in finding a good contractor is to ask people you know — friends, neighbors, relatives and co-workers — for referrals. Other good places to ask for recommendations are lumberyards, Realtors, the local Better Business Bureau, or your local county or city building department that issues permits.
The next step is to call the contractor. “You can get a feeling for the person on the phone and, if it goes well, set up an in-person meeting,” says Don Novak, chairperson of the National Association of Remodelers’ Council.
Whatever you do, don’t rush the hiring process. “Most people are in a hurry, and that’s when they run into trouble,” says Joan Stephens, chairperson of the National Association of the Remodeling Industry.
Take the time to interview at least three candidates, go to see their place of business, and look at the work they’ve done. Speak to their clients and ask if they were happy with the job. “Research your people,” says Stephens. “Just because there’s a big ad in the yellow pages doesn’t mean they’re good.”
Red Flags. First impressions count, including how a person talks, acts and dresses. “If they come in looking like the cat dragged them in, that’s a bad sign,” says Novak. “If they don’t wipe their feet when they come to meet you, chances are they’ll tromp through your house, forgetting they have mud all over their shoes,” says Stephens. You want to hire a person who not only looks neat and clean but who drives a decent vehicle. “Looking at the truck they drive will tell you something about what their standard is. Trucks should look good, be clean, and not drip oil,” says Stephens.
Watch out for contractors who solicit door-to-door, ask for cash up-front, want payment for the entire job in advance, try to pressure you into signing a contract using threats or intimidation, or encourage you to spend money on temporary repairs.
What to Ask a Contractor
•1. How long have you been in business? A well-established company usually has been in business for at least 5 years.
•2. Are you licensed? Keep in mind that only 36 states require licensing, which ranges from a brief registration to an involved qualification process, so check with your state’s licensing board or building department to see what the requirements are.
•3. Do you have insurance? All contractors must have insurance in order to get permits. (Permits are necessary for even the most simple jobs, like decks.) If the contractor asks you to get the permits, it’s possible that he or she is uninsured. Hiring an uninsured contractor spells disaster. There’s a huge risk that the work won’t pass building inspections, and you could be held liable if someone gets hurt on the job or if your property is damaged.
•4. Will subcontractors be used? If subcontractors will be used on your project, ask to meet them. Make sure they’re licensed and insured, if required by your state.
The Contract. All agreements — including oral promises — should be put in writing for your protection. “Everything should be spelled out very well so that anyone could read through it and understand what’s going on,” says Novak.
Key points include the contractor’s name, address, phone and license number, if required by your state; a detailed description of all items to be installed — the quality, quantity, size, color and brand names of stoves, appliances, tiles, and cabinets, for example; a three-day cancellation period clause, which is required by law; a work schedule with approximate start and completion dates; and a payment schedule.
Initial deposits shouldn’t be more than 10 percent of the entire job. The rest of the payments should be made periodically during the job, contingent on the completion of work you’re happy with. (Usually, there are five or six payments.) Other important clauses are a “broom” clause with provisions for daily cleanups, trash hauling, and dust control as well as a change order. A change order — a written authorization by you to change or add to the work described in the original contract — is common. But be aware that this often affects the length and cost of the project. If you want to change something, stop all work and get an order right away so you won’t waste time or money.
Last but not least is a warranty clause covering the work, including labor and materials. You should also ask for written warranties offered by manufacturers of cabinets, appliances, fixtures, bathtubs, sinks and tiles (as applicable). The average warranty time is 12 to 18 months.
As you can see, finding a good contractor takes some work, but is well worth the effort.