Youâ€™re ready to remodel but you want to make sure you get the best contractor for the job. Hereâ€™s what to ask the candidates before you decide.
1. Would you please itemize your bid?
Many contractors prefer to give you a single, bottom-line price for your project, but this puts you in the dark about what theyâ€™re charging for each aspect of the job. For example, letâ€™s say the original plan calls for beadboard wainscot in your bathroom, but you decide not to install it after all. How much should you be credited for eliminating that work? With a single bottom-line price, you have no way to know.
On the other hand, if you get an itemized bid, itâ€™ll show the costs for all of the various elements of the jobâ€”demolition, framing, plumbing, electrical, tile, fixtures, and so forth. That makes it easier to compare different contractorsâ€™ prices and see where the discrepancies are. If you need to cut the project costs, you can easily assess your options. Plus, an itemized bid becomes valuable documentation about the exact scope of the project, which may eliminate disputes later.
The contractor shouldnâ€™t give you a hard time about itemizing his bid. He has to figure out his total price line by line anyway, so youâ€™re not asking him to do more work, only to share the details. If he resists, it means he wants to withhold important information about his bidâ€”a red flag for sure.
2. Is your bid an estimate or a fixed price?
Homeowners generally assume that the bid theyâ€™re seeing is a fixed price, but some contractors treat their proposals as estimates, meaning bills could wind up being higher in the end. If he calls it an estimate, request a fixed price bid instead. If he says he canâ€™t offer a fixed price because there are too many unknowns about the job, then eliminate the unknowns.
â€œHave him open up a wall to check the structure heâ€™s unsure about or go back to your architect and solidify the design plans,â€ says Tampa, Fla., attorney George Meyer, who is chair-elect of the American Bar Associationâ€™s Forum on the Construction Industry. If you simply cannot resolve the unknowns heâ€™s concerned about, have the project specs describe what he expects to doâ€”and if he needs to do additional work later, you can do achange orderÂ (a written mini-bid for new work).
3. How long have you been doing business in this town?
A contractor who's been plying his trade locally for 5 or 10 years has an established network of subcontractors and suppliers in the area and a local reputation to uphold. That makes him a safer bet than a contractor whoâ€™s either new to the business or new to the areaâ€”or whoâ€™s planning to commute to your job from 50 miles away.
You want to see a nearby address (not a PO box) on his business cardâ€”and should ask him to include one or two of his earliest clients on your list of references. This will help you verify that he hasnâ€™t just recently hung his shingleâ€”and will give you perspective from a homeowner who has lived with the contractor's work for years. After all, the test of a quality job, whether itâ€™s a bluestone patio or a family room addition, is how well it stands the test of time.
4. Who are your main suppliers?
Youâ€™ve found a few potential contractors, youâ€™ve talked to the happy former clients on each of their reference lists, now itâ€™s time for one additional bit of homework: talking to their primary suppliers. Thereâ€™s no better reference for a tile setter, for example, than his preferred tile shop; for a general contractor than his favorite lumberyard or home center pro desk; for a plumber than the kitchen and bath showroom where heâ€™s on a first name basis.
The proprietors of these shops know a contractorâ€™s professional reputation, whether he has left a trail of unhappy customers in his wake, if heâ€™s reliable about paying his billsâ€”and whether heâ€™s someone youâ€™ll want to hire. The contractor should have absolutely no qualms about telling you where he gets his materials, as long as heâ€™s an upstanding customer.
5. Iâ€™d like to meet the job foremanâ€”can you take me to a project heâ€™s running?
Many contractors donâ€™t actually swing hammers. They spend their days bidding new work and managing their various jobs and workers. In some cases, the contractor you hire may not visit the jobsite every dayâ€”or may not even show himself again after youâ€™ve signed the contract. So the job foremanâ€”the one whoâ€™s working on your project every dayâ€”is actually the most important member of your team.
Meeting him in person and seeing a job that heâ€™s running should give you a feel for whether heâ€™s someone you want managing your project. Plus, it gives the general contractor an incentive to assign you one of his better crews since youâ€™re more likely to hire him if you see his A Team. If the contractor says heâ€™ll be running the job himself, ask whether heâ€™ll be there every day. Again, heâ€™ll want to give you a positive responseâ€”something you can hold him to later on.