Factor in design, labor, products, timelines, increase in property value—not to mention your happiness with the final result …
Frankly, the devil’s in the details.
Finding the right contractor can be a similar puzzle. You want someone experienced, savvy and detail-oriented, who listens to your needs and, above all, is trustworthy. No one can guarantee a perfect match, but wisdom dictates doing your homework before handing over those house keys.
Hire Right
Get a licensed contractor, says Bill Paik, president of the Building Industry Association-Hawaii. “Licensing is a rigorous process; not just anyone can get it. First, you need years of experience. Second, you must know all the contracting laws, rules, regulations and codes to pass a very rigorous exam. Third, you must keep your license active.”
To stay licensed, contractors must perform appropriate, quality work, Paik says. They’re bound by board rules to meet code, follow instructions and, if something goes wrong, return to the jobsite to make it right. Otherwise, a homeowner may file an official complaint to the board, and the contractor’s license can be jeopardized.
Licensing also has insurance requirements, adds Mark Olson, president of the National Kitchen and Bath Association, Aloha Chapter. “Although licensing doesn’t guarantee you’ll get quality work, it’s a very good indication, a step in the right direction.”
Next, investigate the contractor’s track record. “Licensing is the first step; to back that up, speak with people who’ve had work done,” says Karl Borgstrom, Ph.D., president of Associated Builders and Contractors, Hawaii Chapter. “The more references, the more confidence the contractor has—and it really says something good about his ability to do the job.”
Olson agrees. “I give out a list of 20 or 30 references,” he says. “People know I have no fears. You can talk to anybody.”
After narrowing down the candidates to two or three, Paik believes it’s prudent for homeowners to sit down with each one. “Of course get prices, but remember, the lowest bid doesn’t mean it’s the best one,” he says. “To know upfront the cost of materials and labor is certainly one consideration, but I think being able to work with the contractor is more important.”
One telltale sign of a good working relationship is the contractor’s responsiveness in the bidding process. “If he shows up punctually and gives you a bid promptly, that’s a strong indication he’ll be responsive to your needs,” Borgstrom says. “He’s demonstrating it’s an important project to him.”
Spell It Out
A written contract defines the contractor’s and homeowner’s obligations. It protects both parties. Often, contracts are prewritten using standard construction language. This fill-in-the-blank format helps tackle the big issues, as well as simplifies paperwork.
“I won’t do business on a handshake,” Olson says. “A contract gets everyone thinking, and in agreement, about what’s going to get done, on how many dollars.” Home remodeling, he explains, can involve dozens of coordination between tradespeople and products. Most homeowners aren’t familiar with “plans and specs,” so it’s wise to have those details written down.
Contracts also include the project’s timeline. The timeline starts when the contract is signed, and ends when the final bill is paid. Therefore, it must be in concert with the homeowners’ schedule, Olson says. “Living there, while the work is going on, can become a huge deal, because it affects the contractor’s ability to get the project done.”
Get a Plan
After the work, payment and timeline have been agreed upon, changes can still occur. Homeowners may elect to switch products or designs as the project goes along. But for the contractor, such “change orders” almost always require extra labor and materials. “Say the owner wants to add windows when the wall is already up,” Paik says. “This really impacts progress. What you thought would take three months becomes four, five months. There must be agreement, on both sides, before making any changes in the scope of the work.”
Planning ahead is the best strategy to avoid excessive change orders. Homeowners should have a very clear idea about their objectives and expectations, what the specific problem is and what they hope to accomplish, Borgstrom says. “In the end, it’s better than just going to a contractor, or going down a path toward something you ultimately don’t want.”
Be Happy
So how do you determine value? If the price fits your budget and end-product meets your expectations, you’re mostly there. “Trust your gut,” Borgstrom reminds homeowners. “The experience mustn’t leave you saying, ‘Never Again!’ Before you hire, make sure you feel comfortable with your relationship with the contractor, because you’ll be spending a lot of time living—and negotiating—with that person.”
