Remodeling question part deux

[mikester]

So we're getting ready to commit to a contractor but before I do that I want to know the right questions to ask.

These are the items that we need to know how to ask what what answers to want.

Subcontractors - will there be any used? If so how do I ensure that they are not able to put a lein on my house if they are not paid by the contractor?

Expenses - There will of course be an actual estimate of the work to be done but it is just that - an estimate. The wife and I are really concerned about expenses spiraling out of control for things that were not forseen in the estimate. What answer should I expect from the contractor regarding this issue and how do I prevent them from spiraling as stated?

time frames - we have a 3 month old; being without a kitchen is a major inconvenience - he saying that this job will take 6 weeks to 2 months. I need him to stay on schedule - how can I ensure that he will?

If there are other questions I need to ask please let me know.

Your insight is appreciated.

[addictionMS]

a few questions:

payment schedule based on progress
process for handling change orders
process for handling disputes
warantee provided
where in the process do you need to make any decisions
process for making sure you are given all the options prior to make a decision

all I can think of the top of my head

Jim

[tabs]

Performance Bond....

[1973911s]

On a side note, make sure to budget a 10% contingency line item, you will use it.

Michael

[thastings]

Pick a good firm, that is licensed and insured, to do the work. Ask for proof of ins. and workmans comp ins. You are responsible for the workers if the company does not have thew insurance. The up front estimate will be higher, but the final as-built cost will normally be less.

Nothing beats good upfront planning. The contractor should be able to see the plumbing needs and electrical needs for the estimate. Even if this requires you to expose some walls etc. during the estimate phase, its worth it.

The killers are when YOU decide to get different flooring, lighting, counter tops or cabinets AT you sign the contract. Make sure you know, and like, what the contractor is proposing to install before signing.

Retain payment of enough money to make it worth while for the contractor to return to the site to finish up the work. This means about 25-30% of the estimated cost. A $1,000 dollars is not enough. The contractor will spend more returning to the site then this, so why should he? When he is 40% complete, pay him 10%, etc. until final inspection and acceptance of the work by you.

If he wants up-front $ for material (most bigger firms are on accounts and have at least 30 days to pay) then agree to pay only HIS invoice price for it AFTER it is on site AND inspected by you. Some guys when told to they have to produce invoices, will have EVERY invoice for every job they are working at that time show your address.

Make sure you get in writing a time schedule with a 1% or $100 damage pentalty each day over the completion date, and a daily cleanup requirement.

Good luck
Terry Hastings

[VaSteve]

Make sure that you get a list of all the subs that the prime is going to use. You spend the time checking out their licenses yourself before they work. You approve in advance any substitutions. Ask me how I know about this.

Determine how using the bathroom will be handled (don's johns or your facilities) Small point, but worth discussing.

Determine start/stop times and how they key will be handled.

Who's going to clean up when done. I mean wiping down all the construction dust, not just hauling debris. It makes an increadible mess - you may have to repaint stuff you never thought of. Turn off the heat or a/c when they are sanding - else it blows all over the house.

[URY914]

He needs to provide you with lien waivers from the subs when he pays them so you know they are in fact being paid.

Overall you need to make things VERY clear on what the scope of the work is. Make a long and detailed list of what the scope of the work includes and what it doesn't include.

For instance,

1. Demo and removal from the property of existing cabinets, ceilings, flooring, sink, .....
2. Installation of new cabinets, flooring,...
3. Electrical work is to include 5 new outlets, .....
4. Plumbing is to include demo of existing sink...

Also include an Owner's allowance amount if you know you need to do some additional work but don't know the details yet. Include $500 for replacement of rotten wood studs, etc...

[gr8fl4porsche]

An estimate is not an estimate.
When the contractor gives you a price - that is the price.
If he will not give you a set price then find someone else.
He has to prove to you when an issue comes up that the additional money he is requesting is not included in the original price.

So,

Draw up a set of approved plans and a contract that clearly states each and every line item that is included in the remodel.
The more clear the contract the easier it is for you and him to get along and get things done.
Go thru every detail of the remodel from the demo to finished area specifying every responsibility and exact model numbers of finishes, applicances, # of coats of paint, type of windows, doors, trim style, etc. Be very clear about the level of quality that is acceptable to you. Monitor the project yourself everyday. I would spend a month going over every single detail and product you want in your house. Do not let the contractor make any decision about products - he does not live there - you do. If additonal work is needed that is not included in the contract - get a price agreed upon prior to commencing the additional work.

Set up a payment and progress schedule, withhold 10% retention until complete, require lien waivers from subs and suppliers.