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Pete;
Rent and watch the money pit before starting any negotiations, or selecting contractors.
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"I have learned so much thanks to the searchable articles on the FHB website. I can confidently say that I expect to be a life-long subscriber." - M.K.
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Pete;
Rent and watch the money pit before starting any negotiations, or selecting contractors.
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If it's remodeling, your house is going to get dusty, no matter how many dust walls, fans, and filters are used. (We use them all, and they help, but don't keep it all out.)
By the end of the project, you will be tired of making decisions/selections, and be tired of the parade of workers in your home. This isn't always the case, but more often than not it is. So give your customers a break, and give them their weekends worker free, except by permission from contractor and customer.
*Integrity. In both parties.JonC
*Good question - How about a top ten?(1) Find someone you can really trust and listen to them. They will listen to you.(2) Let him/her know what you really care about.(3) Remember that he/she is probably as good at what they do as you are at what you do.(4) Take the time to get to know and understand the people working on your house - they have lives too.(5) Expect fair pricing, but don't try to negotiate $20 in savings on $100,000 worth of work.(6) Appreciate the fact that construction work is hard physical labor exerted on your behalf. It's not the same kind of work that your accountant does.(7) Ask for explanations when you feel you deserve them.(8) Expect quality work but not perfection. If you get perfection, notice it!(9) Understand that there will be disruption to your life and to your surroundings.(10) Live up to your half of the contract and pay your bills on time.Jeff PS - I am not a builder.PPS - Do NOT watch the Money Pit - you will sell your house and move into an apartment.
*References! Start asking friends and neighbors who've had work done. Ask them how far off schedule and budget it was and if it seemed reasonable to them in the end. When you've found a couple of builders who come highly recommended, meet with them and select the one who understands what you're saying and who can communicate with you. We all have different communications style, some are compatible and others aren't. Just because they nod their head, don't assume they get it. Confirm that they have an accurate idea of your design thoughts.Read Tracy Kidder's book, "House". It illustrates what happens when not obeying Jeff's #5 leads to #6, 8, and 10 not happening. My friends in Northampton and Hadley confirm that the homeowners portrayed are, in fact, jerks.Understand that budgets get bigger. Nothing is ever easier than expected. And you'll upgrade materials and do things, "as long as we're in this far" because they'll never be easier. Little decisions will be made on-site that aren't what you expected. Nerves and dollars will be saved if you can roll with the punches a bit and carefully consider what items you really want changed and that maybe a lot of them are just fine. But if you're really particular, let the contractor know and be available to take those mid-day phone calls.A lot crews want to left alone to do their work. A few appreciate you lending a hand or firing up the BBQ. Respect their preference if they come to put in their 8-12 hours of labor but don't want to chat or teach you the trades.If your general contractor has been doing good work, give him a free hand in picking subs. He knows who comes through. You might like a different sub or think you have a better price, but the on-going relationship between a general and his subs motivates more good behavior than you as a one-time customer can.Jeff's #10: As the project gets more expensive, if your finances can't keep up, strategize with the builder how to wrap things up in to a livable, afordable state until more money is available. He'd much rather do that than be hounding you for money. Try to focus on the many things that go well. Instead of the minority of things that don't. -David
*Simple put, do unto others as you would have other do unto you.Honesty.If something bothers you tell Me. I'll do about anything to keep my customer happy, but I still can't read minds.Pay on time. If you can't, then be honest, I'm always glad to work a deal with someone who is up front with me.Realize that no matter what, things don't always go as planned. Lets work though these together.Respect me, and I'll respect you. There are some people out there, who feel that since I make a living getting dirty, with a hammer on my belt, that I am not of the same level as they are.For finding a contractor.... References from people you know. When they come out to do an estimate, make sure you talk to them some. See if you like them. I'll be honest, I do the same when I estimate. I can tell very quickly whether someone will be fantastic to work with, or a real ass ache.
*It is so important to remember that here in the middle latitudes having a house is, at least for part of the year, essential. Essential, meaning: as important as sleeping or eating. Like, you could do without it for a little while, but sure as shootin', your life's gonna become a less-good place to be, the more and the longer you have to do without it. That said, there was a time not too terribly long ago here, and still, in some other places, that having the standard shelter of one's society and type was so important that someone in each family had the ability to BUILD it. Layer on top of the fundamental need the requirements of issues of status, personal image, to say nothing of the issues of storage- that can be quite intense for a successful American family of five and you can soon begin to get a basic sense of the complexity of issues at hand when entering the arena of "Building a House." Additionally, it is so very important to remember that the persons interviewed as potential "builders," may be dealing with a similar set of issues but freighted with very specific considerations having to do with personal aptitude. So my advice must be this: if you're a jerk, you'd better figure out a way to build it yourself, 'cause if you don't, you'll only get a jerk to start and finish one for you. If you're a good guy but not creative enough to secure ample financing, you'd still better try and get it done yourself. If you're the above but have secured financing, then look for a guy like yourself who builds for people like you, and enjoy the spending 'til it's done... In essence what I'm saying is, we can only expect of others what we expect of ourself. If you are scrupulous and careful in your professional life it is likely you won't hire someone that'll screw you. If you're too busy to be careful enough to care, look out, 'cause in the end your end is gonna be mighty sore.
*PeteJeff Clarke has wrapped most of it up in his top 10. We could go on and never stop adding to the list. I am a builder and he has just about said it all. In addition, plan on going over your budet by 10 - 15%. It never fails...the old "While you are at it, can you do this?" Change Work Orders can add up and when doing a remodel, we builders do NOT have X-ray vision and can see inside walls, etc. and 9 times out of 10, we have to bring certain older building techniques up to code.Vince
*A lot of excellent wisdom passes through here for free!
*Well said, andrew d! These folks are way over the top, professionally speaking :)
*Print a copy of Jeff's list, frame it and hang it someplace where you can see it every morning. That list has to be the most intelligent and accurate piece of common sense I've seen regarding the construction business in a long, long time.
*The best test for future performance is past performance. Check out previous work. This is a close relationship involving the single largest investment most families make and strangers who will be in and about the house for perhaps the better part of a year .I like the previous advice especially Messi's. Ask hard questions up front, be realistic in your expectations, remember after watching "The Money Pit" that it's only a movie. Skip
*My Top Eight (I couldn't think of 10):1. Know What You Want. Do you want a High Quality Job that will last for 10-20 years, average quality, or just throw it up, cause your moving in five years?2. 80% of the expense is labor. Don't scrimp on the quality of material. Buy the absolute best, unless the homeowner plans to move.3. Expect over-runs. Indeed, I add about 15% to the bid to be unaccrued over-runs and contingentcy work.4. Workers are humans and need to use you bathrooms. Or we add a weekly charge for a Porta Potty. Pick 'em.5. What do They Want to Do With the Trash. I leave Dumptsters on the property longer than most. Even after the demo, there are cutoffs, and waste that needs to be disposed. Do you want a large dumpster on the property for the summer or pay for a two (large and small)? Pick 'em. 6. Hire a General Contractor. Don't try to Save 10-15% by working with the subs yourself. It is a unforgiving job, and very frustrating hiring and scheduling some of these idiots.7. Visit Trade Shows, Tile Showrooms, Kitchen Showrooms, and the Like, so you know what kind of appliances and materials you'd like to have. Keep an open mind as to those materials. Some will work, some won't, and be guided by the contractor's advice. He's installed them before, and knows.8. Ask friends, architects, and other contractors for good references. Get some drawings from an architect, so the contractor has something to bid against. Most won't work up drawings for you just to bid the project. Don't expect a very accurate bid, unless you have drawings. Get 3-5 bids. Go with the guy that showed up on time (or called to let you know he was running late) and was in the middle of the bid prices. Too cheap means desparate.
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What advice would you give to homeowners about choosing and working with builders, either for new construction or remodeling?
What are the most important issues (from a builder's POV) that the uninitiated customer needs to understand before starting a project?
Pete