Selecting A Contractor

First, it is important to understand the role of the general contractor.  He is responsible for organizing the job into a smooth-running schedule.  He hires subcontractors, and has the direct contractual link to them. 

This means he is responsible to pay them for their work.  He oversees their work and insures that it is done properly.  If anything is wrong, he is ultimately responsible for it.

Some folks feel they should be their own general contractor and save some money.  If the job is substantial, I strongly recommend against it.  Especially if you have a day job.  Good general contractors earn their money.

 If your project consists of updating a room, it might be a good idea because you will only have 3 trades or less to hire and coordinate.  If you’re renovating your kitchen, you can handle everything through a kitchen designer (who is effectively acting as the general contractor).  Other than that, forget it – it’s a bad idea (unless you work in the construction industry).

Let’s take as an example, a bathroom renovation that you want to do on your own.  There are at least 5 trades involved (carpenter – who hopefully will also handle the removals and disposing of debris; plumber; electrician; tile man; and painter). 

Do you have the time to get competitive bids from 2 or 3 companies in each of those trades?  Do you know which subs are likely to do a good job and which aren’t?  Can you then evaluate the bids? When the work is being done, can you tell if they are using the right materials and doing the work properly?  Do you know the proper sequence of work?

A “professional” remodeling contractor will have an established track record as well as a client list.  They are capable of any type of remodeling project, regardless of size.  They will act as the project manager, creating the work as it is shown on the plans and specifications you provide through your architect.  Typically, they do not have a design background, and will not make recommendations relative to the “look” of the job.

There is such a thing as a “design-build” contractor.  This is not very common, but if you find one you like, having both functions under one roof can save you time and money.  They will manage the job from start to finish.  What you give up is the aspect of “checks and balances” which comes from having the architect check the contractor’s work.

Here are 2 DON’Ts you should take seriously.  DON’T use a friend; and DON’T have the work done on a T & M (time and material) basis.  The best way to find a competent contractor is by word of mouth.  Friends, family, neighbors, anyone you know who has had a good construction company that they will recommend to you.  Don’t consider this as a referral unless it was made with exceptional enthusiasm. 

When you make contact with prospects, let the contractors give you three names of satisfied customers.  If you still need more contractors in order to have 3, go to www.angie’slist.com or Service Magic and get other qualified contractors in your area. 

Okay, you have a list.  You sit by the phone with a pad and pencil (or pen) ready to jot down answers to your questions.  Pay attention to how the phone is answered – by a person or a machine; promptly or not; if you left a message, did someone call you back within 24 hours?  You want to deal with people that are easy to reach and responsive.

Many people have gotten great results with hands-on owner/contractors who work on one project at a time, and many clients achieved great results with large contracting firms that have several crews with project managers and roaming field supervisors. Statistically, it's a 50/50 split, with very few exceptions.

The clients who had problems hired the wrong contractor for their project.   It is very important for you to hire the right contractor for the scope and size of your project, and your personal needs for communication.  Everyone has an individual communication style, and different requirements for being kept informed about their project.

Your decision about who to hire should be based on compatibility of personalities – communication styles -- because these people are going to be in your home for weeks (or months). If you decide to hire a large company for your project, you should meet not only the owner, but also the project manager and field supervisor.  Here are some tips to help you achieve great communication on your project:

Establish communication expectations and ground rules with everyone very early.

Maintain a convenient notepad  so you can write down questions as they arise.

Remember to date them.

As they’re answered, check them off .

Collect all of your questions in manila envelopes labeled “Answered” and “Unanswered” (remember to bring the “unanswered” questions to jobsite meetings, or include them in e-mail correspondence).

Schedule regular jobsite meetings with the contractor and/or project manager to review progress and answer questions.

Discuss action items and deadlines.

Keep the project designer in the loop of communication, especially if there are changes to the project – even minor ones.

You’re not a mind-reader, and neither is your designer, contractor, or project manager.  It’s important to keep all lines of communication open and free-flowing, to ensure the best results for everyone involved in your project!