CHOOSING A CONTRACTOR

The construction or remodel of your home is a major undertaking that should produce years of added livability, comfort, pride and increase in property value.

Choosing the right Contractor is vitally important and the key to the success of your project.   Once the Contractor is chosen, the contract binds the two parties together until both parties satisfy the requirements set forth in the contract.

Here are some important considerations and suggestions when choosing a Contractor:

QUALIFICATIONS AND EXPERIENCE

Remodeling vs. New Construction  

Remodeling is a related but entirely different phase of construction from new construction.   Each Contractor brings his particular skill set to the job he’s hired for.   Make sure you choose a Contractor with the right skill set for your project, whether it be remodeling, new construction or a combination of both.

A national survey by Home-Tech Publications reveals a 94% failure rate in the first five years for Contractors entering the remodeling field.   A Contractor that has an established business, good references and longevity is usually a safe bet.

Satisfied customers are nearly always delighted to show off their remodel, addition or new home and a request for recent references is a must.  

Whatever your construction needs, when checking a Contractor’s references ask questions such as:

• Were all contractual obligations fulfilled?
• Were you charged for “extras” which you felt should have been included in the original contract?
• Was the job completed in a timely manner?
• Was the Contractor flexible when a difference of opinion occurred?
• What was the quality of workmanship?                                                                                                 
• What was the approximate dollar range of previous work?   (If the Contractor’s average job runs $5,000 to $10,000, you may not want him to

CHOOSING A CONTRACTOR

• tackle your $150,000 renovation, $300,000 addition or   1 million dollar custom home)

Reference questions continued:

• Were all bills and workmen paid in a timely manner?
• Were proper procedures taken during inclement weather?
• Was the Contractor, as well as the workmen, courteous and respectful of family and property (loud music, smoking, drinking, keeping work area clean, etc.)?

Remember, typical of many remodeling projects,   you have a full-blown construction project taking place inside your home – the character of your temporary “roommates” will become critically important to you.

LEGAL & INSURANCE

An injured employee or job failure may become the Homeowner’s situation to deal with if the “Contractor” is unlicensed or uninsured with proper Worker's Compensation Insurance in place.   It is customary for Homeowners to request certificates of insurance and insured Contractors are happy to produce proof of insurance.

Often times a lower bid or estimate is indicative of a Contractor without a necessary insurance program.

The California Department of Consumer Affairs requires Contractors to furnish all customers, prior to starting work, with an approved contract.   At a minimum, contracts must include approximate start and substantial completion dates, a specific description of the work to be completed and grades of materials used.

FINANCIAL

The California Contractors lien law states the Homeowner is responsible for paying subcontractors and material suppliers in the event the Contractor does not pay them – even if the Homeowner has paid the Contractor.   Considering the failure rate of Contractors and the possibility of a failure during the course of your project, it is wise to take precautions.

A simple call to major suppliers and/or subcontractors will reveal much about a Contractor’s track record.   A quick check on line will give you the status of a Contractor’s license, insurance, bonding and Workman’s Comp. Insurance.   Go to www.cslb.ca.gov; under the heading “Quick Hits” on the right of your screen, click on the “license status check”.   There is a lot of helpful information on this site