Sometimes even visionaries lack 20/20 eyesight. Even the best informed wonder how something as exciting as building a house or undertaking a major renovation can unravel nerves and relationships and leave homeowners with sticker shock.
But architects, builders and contractors have their own complaints: homeowners who procrastinate, change their minds after their selections arrive or think workmen should move in until the job is done—along the lines of Murphy Brown’s Elden.
Most problems are due to miscommunication between clients and work crews. For instance, they thought stock cabinets, but the homeowner expected custom boxes. Here’s a detailed guide to help improve the odds of surviving unscathed.
Get recommendations. The age-old wisdom prevails. Higginbotham Bros. Inc. gets most of its work from referrals, says co-owner Kent Higginbotham. Since your idea of quality may differ from someone else’s, give yourself time to gather names. Visit model houses. Read publications. Jot down the names of professionals whose work you admire. Check with stores that sell home products. Webster Groves homeowner Ann Marten suggests asking other pros or real estate practitioners for recommendations. She’s a woman who knows; she’s relied on such expertise during 16 remodelings in a half-dozen homes over the past two decades. Finding reputable staff is critical. “I don’t want to serve as the general contractor,” says Ms. Marten. Also, check association membership lists like the American Institute of Architects (while simultaneously checking the Better Business Bureau for complaints).
Interview at least three potential candidates. Nothing beats a face-to-face meeting. Discuss the scope of your project. Show photos of rooms or houses you like. Relay a budget. Ask if the firm has a specialty and minimum fee and how work is compensated—per project, by the hour or as a percentage of total cost. Ask to see licenses and insurance coverage; ask how often the general contractor will communicate with you and how; find out whether a written estimate will include a total fee or be broken down into a line-item bid that details product and labor costs. McMillan Construction Group, Inc., for instance, covers every faucet and more, says owner Steve McMillan. Once you’ve fired off your questions, listen carefully to the answers. Do they meet your objectives? Do you have good chemistry? You’ll be working together closely, so you want someone you can tolerate.
Ask to see examples of finished work. Study craftsmanship and ask homeowners if the work crew showed up when they said they would, completed the job on time, cleaned up well and stayed within budget. Key question: Would they use the firm again?
Inquire about subcontractors. Are the electricians, plumbers, drywallers and others employed full-time or hired on a contract basis? If subs work together regularly, you improve the odds of a well-oiled team, says Mr. Higginbotham.
Know that you’re being hired, too. Even in a sluggish economy, top companies have a hefty workload and can afford to turn down projects if homeowners have unreasonable expectations. A job may also be too small, or may not reflect a builder’s niche.
Set a realistic budget. What’s reasonable depends on your choice of materials and workmanship. Granite averages $50 to $100 per square foot, while the same amount of laminate costs about a fourth of that price. To gauge average prices for popular projects, check Remodeling magazine’s annual “Cost vs. Value Report.” With a budget in mind, add an extra 15 percent for hidden problems such as substandard floor joists, says Chris Breeze of Caris Construction LLC.
Get a timetable. Some projects seem endless because homeowners procrastinate about selections, Mr. Higginbotham says. “It used to be there were only white, tan and brown windows. Now there are 36 colors.” In his contracts, he stipulates a date by which selections must be made.
Be flexible; stuff happens. Sick workmen or power outages can both cause delays, says Ann Robison, a homeowner who’s tackled multiple remodelings and worked as a project manager for general contractor E. W. Ellerman. The good news, she says, is that builders want to get the job done in a timely fashion, too.
Determine how you’ll resolve conflicts. Something awry? Complain to the general contractor—the person at the top of the food chain—not to the carpenter or plumber underneath, says Ms. Robison. Mr. Higginbotham says he or partner William Cover talk to clients at least once a week, and more often if problems arise. Mr. Cover, the “outside” man, is also at the job site several times a week to check progress.
Understand that change orders cause delays and up the budget. As one architect said, the three most expensive words in the English language during construction are “As long as …” as in “As long as you’re remodeling the bathroom, might as well add a second vanity.” As soon as the words come out of your mouth, you will hear the ring of cha-ching. Nothing adds to the bottom line faster than last-minute inspiration.
Find out the payment schedule. Some companies want a 10-percent deposit; others determine the amount based on the job’s total cost. Higginbotham Bros. asks for a $2,000 to $10,000 design/consultation fee, which is applied toward the cost if the project moves forward. As work progresses, you typically pay down the total fee weekly or monthly. It’s also acceptable to hold back a percentage until you’re satisfied, says Carol Wall, owner of Mitchell Wall and Associates architects.
Construction requires attention and patience. You will survive. Let that be your mantra: You will survive. You will survive. You will survive.
A Contract: Get It In Writing
A detailed contract eyeballed by an attorney is not always necessary. But it’s wise if you’re building a new house, putting on a big addition or remodeling, says Carol Wall. Most tradespeople offer some type of written document or contract that’s standard to their city or municipality and profession, says Gwen Biasi, director of marketing and communications at the National Association of the Remodeling Industry in Des Plaines, Ill.
A local real estate attorney suggests specifying the following for larger jobs:
- What the job entails, including an itemized list of materials and prices
- A breakdown of all costs and payment schedule
- A release of lien clause to make sure subcontractors get paid
- The time frame in which work should get done (some contracts insert a penalty provision for failure to deliver on time, though that can be hard to enforce)
- How to deal with delays
If the work has special requirements (e.g. you live in a high-rise building where workmen must use special elevators), homeowners might also want to include:
- The time workers should show up and stop work, since some buildings stipulate specific hours
- How often trash must be hauled away
- Options to resolve conflicts and change orders
- Whether workmen can use a bathroom or need to bring a Port-a-Potty
- Broom clean-up at the end
- For roofing jobs, clean gutters and sweep area with a magnet to ensure no nails are left behind
Once the contract is signed, don’t panic. According to the right of recision, you have three days to back out. But then again, it’s only three days.
By Barbara Ballinger and Margaret Crane
