Hiring Contractor?

[PorscheGAL]

Husband and I would like to have a portico added on to our house to use as extra covered parking. The roof will be a flat roof with decking so that I can do a roof garden. I had plans drawn up by an architect and asked them for recommendations. First guy comes out, looks at the plans and the site and says he will get back to me on a quote. I get a call yesterday that the quote is ready (it has taken almost 2 weeks) and he will drop it by. I got the impression that he was not interested in speaking with me. He just wanted to drop it off. All I got was a one sheet with a lump sum on it. I was expecting an itemized list of costs (ie. Masonry material and labor $x, decking material and labor $x) and a time line of when he could get started and finished. I am waiting on another quote from another General Contractor. Is this normal? Wouldn't it make sense, if you are coming up with prices, that you just list everything?

So, I know I want references and license/insurance information on anyone I choose. I have already contacted the county and I know I need a permit for this. What else am I looking for? How many people should I try to get quotes from?

[URY914]

Did you tell him you wanted a cost breakdown?

Keep looking until you get the price and service you feel good about. Ask for references.

[fireant911]

Stephanie,
Whatever you decide to do, please, please, please write up a contract detailing exactly what the project is to consist of and what indicates successful completion. Additionally, include steps that will be taken in the event that your contractor fails to meet what has been stipulated in the contract. Take a look at nolo.com for some guidance (101 Law Forms for Personal Use).

[Mike C]

NEVER pay upfront & second the contract!!

[Zeke]

A lot of the time the first number you see is a lump sum. That's a qualifying number to see if you are in the game. When it comes down to selecting the bid you like, the numbers can come out. If a couple of competing contractors won't break it down somewhat, they aren't really all that interested.

Your project with the roof load for a garden and the waterproofing needed is a very involved deal. Odds are that no one you can find has ever done this, therefore no baseline.

Using a very professional contracting firm can prove to be expensive. It takes a lot of hours and people to create a line item proposal. To pay for all that they have a significant mark up.

Be patient. Let them come to you after the initial contact. And consider hiring some of the work directly. Let's say you hire the masonry out to an independent and then the framing work.
Chances are that things will start to fall in place. One thing, you will have control over each aspect.

[john70t]

(not sure but)
If they put the permit with the city, they are responsible for adhering to code.
If you do it, then you're the responsible general contractor(GC).

[Baz]

Steph,

My two farthings worth:

1) Good that you have specifications and plans to get bids on. If getting more than one quote - this ensures they are all apples to apples. Make sure your architect goes over the bids after you receive them and provides input as to whose bid looks best. The lowest bid is not always the best contractor to use, obviously.

2) You got some recommendations from the architect. That's good. You may need some more. You may want to visit city hall and talk to some of the inspectors and ask if they could provide some unofficial feedback on who does good work. Whoever wishes to submit a quote should have references. They may even have letters of reference or what I call testimonial letters. Either way - before making a decision on who to use, I would talk to a couple/few of their previous clients - preferably fairly recent ones - not from over 3 years ago.

3) Sometimes on projects that involve stages or phases it makes sense to set up a payment plan based on stages of completion. As a landscaper, I do this on my larger projects. It helps with cash flow for the contractor but also protects the client from getting hosed by the ones who disappear the moment they get a little coin in their pocket.

4) If at all possible, make sure both yourself and the contractor has a clear understanding of project timeline and deadline, if any. Most competent contractors will know this and be able to give you an estimated completion date. The good ones leave themselves extra time so they don't get caught by unexpected delays beyond their control (weather, busy subs, material delays, equipment breakdown, etc.). This means they under-promise and over-deliver.

5) The only other advice I have is to try ahead of time to figure out as much of the detail you want for your project - stuff like paint colors, any fancy embellishment/trim, etc., extra electrical wiring, plumbing (hose bibs), material aspects, etc etc.

I'm sure you are already aware of much of what I wrote but if not I hope this helped.

Overall - you need someone who has recent positive references - that's a huge factor in the project being a success.

Good luck and I hope you will post some pics along the way - sounds like a cool project!

[look 171]

Listen to Milt. We do the same if its a new client that we do not know much about. First we get them a rough number for the entire project. We make sure they understand that it is a number for discussion only. If they are within budget and are interested in having us do the work, then we schedule another meeting and discuss scheduling, payment and answer questions. For us, usually work do not take place after about 5-8 meetings. I need to make sure they know, or expect, exactly what they are paying for. It also depends on the size of the projects. Talk to them, make your list of things you like such as clean up and ask to meet all of the subs. My clients meet all of our sub contractors before they step foot on their properties. They know who's coming or going. One last thing, make sure you see something Guaranteed Maximum Price or something similar to this: In the event the Contractor shall produce the work in excess of the Guaranteed Maximum Price, the Contractor shall pay 100% of the excess out of his own funds.

Jeff

[look 171]

Did the city approved the plans yet? That's the architect's job ( If I am involved with the project from the beginning, I put that responsible on the architect) They don't get pay unless its has been approved and are ready for the application of the permit. Have your contractor get the permit for you. this way, they are responsible for the project. You pay for his time, but worth doing IMO.

[NY65912]

Make sure his WC and GL insurance is current and has decent limits.

[PorscheGAL]

Thanks everyone. We live in the county so we do not need approval of plans. We do need a permit and inspection upon completion, which the county recommends the GC do. Typically we are DIY'ers. We don't usually hire anyone to help but with a structure issue I thought it best to get help. I do think in the long run if I want to shed some of the cost my husband and I can install the decking material ourselves and install the fixtures. I didn't believe the lump quote was outrageous. It was about what I expected. I guess, I just assumed the number would include a little more than a lump sum. Should I wait until I get the other quotes before calling back the first guy back? Thanks again.

[rodrikanderson]

You should directly talk with the contractor about your demands and cost breakdowns so that it can be able to provide his services at the best.

[john70t]

Random thoughts:
A roof garden over parked vehicles sounds like an awful lot of weight after a heavy rain and several people up there. Consider poured concrete columns to have more walking space underneath, or a steel frame.

Also, it will have to be lined and sealed like a bathtub with the water running to a drain away from the house. You don't want a rotten plywood floor buckling and dumping tons of heavy debris onto vehicles underneath. Stain first and especially the cut ends. Lag bolts with simpson hangers.

The roof access(ladder or otherwise) will probably have to be code compliant, unless the county is very lax. Around here, there would be railings with gaps that are <4.00in wide, not 4.0625(+1/16th) because of shrinkage.
Still, it would be good to have them sign off before on even hand-drawn plans before spending any money.

That is a neat idea. Some motion or decoration mood lighting and/or a few artistic elements would top it off and say "welcome home".
All the best.

[DanielDudley]

Originally Posted by look 171

Listen to Milt. We do the same if its a new client that we do not know much about. First we get them a rough number for the entire project. We make sure they understand that it is a number for discussion only. If they are within budget and are interested in having us do the work, then we schedule another meeting and discuss scheduling, payment and answer questions. For us, usually work do not take place after about 5-8 meetings. I need to make sure they know, or expect, exactly what they are paying for. It also depends on the size of the projects. Talk to them, make your list of things you like such as clean up and ask to meet all of the subs. My clients meet all of our sub contractors before they step foot on their properties. They know who's coming or going. One last thing, make sure you see something Guaranteed Maximum Price or something similar to this: In the event the Contractor shall produce the work in excess of the Guaranteed Maximum Price, the Contractor shall pay 100% of the excess out of his own funds.

Jeff

Yuppers, that's it.

[PorscheGAL]

This is the front elevation if anyone is interested. My thought is to build cedar planters on wheels so that the view from the street will change with what ever plant is blooming with the season.

There was a question of stairs: We have plans for a spiral staircase in the back corner. There will be lanterns on either side of the entry arch.

What are your thoughts on lights underneath? One contractor suggested can lights.

[onewhippedpuppy]

That's a cool idea.

I would recommend getting references from everyone that you know - friends, neighbors, etc. Weigh the references against the individual, i.e. are they the type that would be fine with mediocre quality? I would suggest at least three quotes, and consider all factors such as their timeliness to the meeting time, professional competence, and their willingness to work with you.

We also always DIY, but are hiring concrete work for a 3rd garage addition that I will be framing and finishing. I hired the contractor that showed up on time, responded quickly with a bid then followed up, and seemed to be the most professional and competent. He was also the most highly recommended by friends, go figure.

[look 171]

Originally Posted by PorscheGAL

This is the front elevation if anyone is interested. My thought is to build cedar planters on wheels so that the view from the street will change with what ever plant is blooming with the season.

There was a question of stairs: We have plans for a spiral staircase in the back corner. There will be lanterns on either side of the entry arch.

What are your thoughts on lights underneath? One contractor suggested can lights.

I have never been a big fan of spiral stairs. Try and go up one and you will see what I mean. Very uncomfortable to use. if you must have them, sometime it maybe the only solution. Isn't there another way to get up there through the house such as a pair of French doors. This way, it keeps the bad guys out. Just think how easy it is to get into the house from up there out of view of your neighbors. I understand if you don't want guest going through the house/bedroom to the patio.

A pair of sconces will be beautiful. The question you have to ask yourself is how bright do you need the interior to be? Cans are bright, but can be dimmed. It just look funny to have the underneath really bright where it overpowers the rest of the house from a distance. The issue with dimmers is that most people do not use them and always crank them up full blast. A really pretty hanging lamp of some kind maybe more in tune with the architecture. Picture a hanging lamp on that elevation drawing with just enough light to enhance the interior. Add a few cans in there and wire it up to a separate switch just in case your drop an earring or something so you don't have to go looking with a flashlight.

[look 171]

I forgot, try a hanging lamp that go below the entry or archway so its seem from a distance.