Top Ten Things to Consider When Choosing a Contractor

  • 1. Level of professionalism
  • This person or group of persons is going to be working in your home. Your home is your sanctuary. Do you feel comfortable being around your contractor and more or less sharing your home with him or her?

  • 2. Punctuality
  • It is very important that your contractor sticks to his or her word and that your contractor does what he or she says that he or she will. This becomes particularly important down the line once work has commenced. Being late or failure to follow through in the early stages can serve as a red flag. Does your contractor show up to your scheduled appointment times? Does your contractor call back or write back as promised?

  • 3. Ability to communicate
  • It is very important that you and your contractor clearly understand one another; particularly what it is you want and what you expect. This understanding should encompass the scope of work, timeline, and budget. Does your contractor seem to follow your lead and respect your wishes? Can he or she put this all in writing to ensure all details are ironed out before work commences?

  • 4. Knowledge and Experience
  • Not every general contractor understands or has experience with all things construction related. Make sure your contractor has sufficient knowledge and understanding of what you’re trying to accomplish or that he or she has done a similar project in the past. Does your contractor have references and/or photos to demonstrate previous work experience?

  • 5. Insurance
  • This one could almost fall to the bottom of the list. If you’ve taken the previous suggestions, chances are your contractor knows what he or she is doing and there shouldn’t be a tremendous risk for anything going wrong. Make sure you understand what type of insurance your contractor has and that you are comfortable with the coverage. Does your contractor have proof of General Liability and Worker’s Compensation Insurance?

  • 6. Pricing
  • No two contractors are going to land at the same number when it comes to bidding your project. The cheapest is not always the best. Sometimes contractors will use a very low bid to get their foot in the door and then proceed to charge more money with change orders once the project has commenced. Make sure your contractor has addressed all foreseeable changes or problems. Watch out for exclusions in the scope of work section of your contract. Is your contractor very clear about how much the project will cost and is the price all-inclusive?

  • 7. Contract Language
  • Your contractor should use very clear and specific language in your home improvement contract. Make sure you understand all the details and that as much as possible is in writing. Don’t hesitate for a second to ask your contractor to rewrite or amend language within the contract before signing. Does your contractor spell everything out clearly in writing rather than discussing it and relying upon a verbal agreement?

  • 8. Your Rights and Risks
  • Your contractor is responsible for explaining three things to you: (1) Lien laws: your contractor has the right to put a lien on your home if he or she hasn’t been paid for work performed; (2) Right to Cancel: you as the homeowner have the right to cancel within 72 Hours of signing the contract; and (3) Down payment: a contractor cannot accept a down payment exceeding 10% of the contract price or $1,000.00, whichever is less. You contractor, however, can ask for a prompt and reasonable progress payment once work commences or materials have been delivered. Has your contractor presented you with documentation clearly outlining these three items?

  • 9. Logistics
  • Find out what your contractor’s plan of action is on your project. It’s important to know if your contractor relies heavily on sub-contractors or if your contractor physically carries out the tasks involved him or herself. Depending on the size of your project, it sometimes makes sense for your contractor to use sub-contractors for specialty trades. Has your contractor discussed his or her specific approach to your project?

  • 10. Timeline
  • Often, construction projects take longer than expected. Your contractor should give him or herself a reasonable amount of time to complete the project. Have a conversation with your contractor and make sure you understand how long certain projects take and that they understand the firmness of your timeline. Does your contractor have the timeline or a critical path clearly outlined in the contract?

    • Initial steps to take as a Homeowner in the renovation or remodel process

  • 1. Identify the scope of work. Figure out what it is you want to do.

  • 2. After identifying what type of home renovation you want to do...
  • it is important to find out if the project is in fact doable. There are often several restrictions in place by local building departments that might make it challenging for you to carry out your remodel. If the project is simple and doesn’t involve the structural integrity of the building, i.e. bathroom or kitchen remodel, new floors, new paint, etc., then quite often you can speak directly with your contractor and he or she can handle the permitting process. If the project is very involved, i.e. removing walls, adding walls, an addition, or any type of space conversion, then it makes sense to meet with an architect or an engineer to find out whether the project is doable or not. Often times your contractor will recommend a particular architect or engineer with whom they are comfortable working. The permit process can be very involved. I always recommend that homeowners allow their contractor or architect to do all the permitting footwork. Ask your contractor whether the type of construction project you’re doing requires a permit or not. Most types of home alteration require a permit. If you live in San Francisco you can refer to the online permit publication (.pdf) for further information:

    http://www.sfgov.org/site/uploadedfiles


  • 3. Hire a contractor.
  • After finding a contractor you’re comfortable with and whose price seems reasonable, have them draft a contract and enter into it. The advantage of hiring a contractor before you’re ready to actually break ground is that they are often a very valuable resource during the planning phase of construction. If a contractor is hired late in the process, it is often cause for miscommunication and repeating of steps. The best case scenario is to have your contractor, architect, and engineer all working together as early as possible. Before hiring your contractor it is important to check that their license is valid and in good standing; you can do this on the California State License Board website using your prospective contractor’s license number:

    https://www2.cslb.ca.gov/OnlineServices

  • Interested in increasing the value of your home’

    Check out this Cost versus Value analysis based on geographical location.

    • http://www.remodeling.hw.net/costvsval

    Photos courtesy of James Romeo Holloway of Zephyr Real Estate: kitchen photo on the home page, Broderick St. and Dolores St. kitchen photographs.