One of the most important skills for any do-it-yourselfer is to know when not to. If you have a really big project in mind, like adding a room or a project that involves skills (and tools) outside of your knowledge, turning to professionals is a good choice.
Now you enter the realm of contractors and subcontractors. What's the difference? Think of it like this. If you hire an event planner for a wedding, golden anniversary or other celebration, you don't expect him or her to bake the cake, cook the meal, grow the flowers or play the music. You pay the planner to use his or her knowledge of the industry and organizational skills to bring together the best baker, caterer, florist and string quartet in a coordinated effort to make your event successful. The event planner is the contractor, and the people in his or her rolodex are trusted subcontractors.
General contractors are the "big picture" thinkers. They work with you through the entire project, from the idea phase to the finished product. By contrast, subcontractors come and go. They specialize in certain areas of the construction process, like large equipment operation, concrete formulation, plumbing, electricity and carpentry. They enter a project to do a particular task and leave when that task is finished.
If you decide to hire a general contractor, he or she may have a permanent staff of employees. In this case, you might have few, if any, subcontractors involved in your project. Hiring employees versus subcontractors is an economic decision. The employer -- in this case, the general contractor -- must pay salaries and purchase worker's compensation insurance for employees.
"It's not cost effective to increase the size of my staff because the workload is inconsistent," said Raymond Vigneau, owner of Metal Building Contractors, Inc., in Allen Park, Mich. "I hire subcontractors to do anything beyond what my employees can do."
Since subcontractors are independent business people, general contractors don't have to pay to insure them or pay employment taxes on them. Hiring subcontractors for overflow work or to perform tasks that call for expertise that isn't needed on a regular basis saves expenses for the general contractor and ultimately, for you.
Should you hire a general contractor for your remodeling or renovation project? Or would you be better off to hire subcontractors directly? We'll look at what general contractors bring to your project in the following pages.
Good contractors can bring piece of mind, knowledge of industry standards and project management expertise. But they also bring tangible, necessary things to the job: a license, insurance and worker's compensation. If you act as the general contractor yourself, you assume liability for injuries and property damage.
Perhaps the most stress relief comes from the fact that the general contractor is responsible for the quality of all the work he or she oversees as part of the contract. If something goes wrong during the construction, it's up to the general contractor to get it fixed. The cost of those repairs comes out of the contract budget, not your pocket.
Knowledge of building codes, appropriate materials, proper construction methods and safety -- both during and after construction -- also is a key resource that a general contractor brings to your project. This knowledge saves you the time and trouble of having to learn when it's too cold to pour concrete, how long caulk should cure before it's painted and why it's absolutely necessary for the plumber to install a P-trap under your new sink. This knowledge also lets a contractor know which subcontractors are reputable and reliable, and which ones no one should ever hire.
Contractors also have one big advantage you don't: They've done it before. From initial planning to final cleanup, contractors manage workflow like conductors manage orchestras. They understand the structure of the composition, they cue different players when it's their turn to take the lead, and they probably have experience with at least a few tools of the trade. If you've done your homework and hired well, your general contractor will keep the work flowing and the crews busy throughout the entire course of the project.
In the end, it's up to you to decide if your job warrants a general contractor or if you can handle to project yourself. But a general contractor could take some of the worry and stress out of the job for you, so when it's done, you can sit back and enjoy the work.
A lien is a claim of payment due that’s attached to your property title preventing you from selling your house until the claim is settled. If you withhold payment from your contractor because of a dispute over your project, he or she can place a lien on your house. If your contractor doesn't pay the supplier from whom he ordered materials for your home renovation or a subcontractor for work performed on your home, the supplier and subcontractor can put a lien on your house and demand payment from you, even though you paid the contractor. You may not even know that a lien has been filed against your property until you try to sell it. To avoid this situation, check your contractor's credit and look for any claims filed against him before you sign the contract. Also, include a provision for lien waivers in your contract. This is a legal document that the general contractor -- and possibly the suppliers and subcontractors -- signs each time you make a payment. It states that the payment you just made has satisfied their requirements and each party waives the right to file a lien on your home.
You’ve finally saved up just enough money to pay for what you thought those granite countertops and stainless steel appliances would cost. A design change here, an installation issue there and you may be faced with a tough reality when those savings don’t quite cut it. It’s also easy to fall into a trap of overspending if your initial estimate is too low or no longer covers the scope of the project.
John Bodrozic, co-founder of the home maintenance and remodeling tracking app HomeZada, believes that while going over budget is common, there are some basic home remodeling tips to avoid overspending.
“Taking the time upfront to plan out your specific design with all of your product choices is a great start,” he says. “People who know what they want and have done the various pricing research make it easier for contractors.”
I recommends signing a contract before the remodel kicks off and making it clear that the price quoted contains everything you agreed upon.
“If the contractor has to add any work, make sure they run it by you first,” she says. “In my experience, our contractors added work, making it seem like it wouldn’t be very much money. Unfortunately, we ended up spending more than we were planning to.”
While everyone dreams of a smooth home remodeling project, consider budgeting for more than your estimate in the event you do run over. You could stash your extra home remodeling funds in an online savings account so they are earning interest while your project is underway.
If you think it’s difficult to keep track of your children’s after-school activities and get them there on time, you’ll be astounded by the complex scheduling that can be involved in a remodel.
Larger projects, like kitchen and bathroom remodels, tend to take more time because there is a specific sequence of different construction trades that must work on bringing everything together, like a complex puzzle. You first have demo and rough carpentry work, then electrical, plumbing and HVAC rough-in work. Then comes work like drywall, finish carpentry and tile trades and, finally, plumbing and electrical trades come back to install the various fixtures.
When you’re determining how to prepare for a remodel, you may consider project delays if the work itself takes more time than expected. Another thing to expect with your remodel is that you could also encounter delays if the next trade person up to complete work is busy with other clients and can’t fit you in right away.
Excited about creating your dream home with the person you love most? Unfortunately, you might not always agree on the shade of cream you want for the bathroom tiles.
Renovations create power struggles. Or maybe one person, acting as the spokesperson for the couple, incorrectly assumes the other partner is on the same page when making a decision.
But before you worry that fights over paint shades will bring conflict to your relationship, knowing that this is one of the things to expect with your remodel will help you prepare.
Couples who are remodeling need to determine a process for making decisions, and designate who has final say when there is a disagreement.
Phil, your contractor, seems like a great guy. You’ve bumped into him at the grocery store and had pleasant conversations. Many people have given him glowing reviews. What’s more, you’ve never raised your voice at someone working for you. But the stakes are high in your renovation project, and that can lead to heated disagreements. The best defense against this is a good offense.
Communicate, communicate, communicate, Make it very clear what you want the result of your project to be. Don’t be afraid to be honest and ask for what you want. This will prevent any disappointment that you might feel if things don’t go the way you’d like.
Although I also believe in the importance of communication, going into the project with reasonable expectations is critical when determining how to prepare for a remodel.
Contractors have other clients and jobs, so they may not always be available immediately, Try to be understanding and avoid being too demanding.
Hoping that your new luxury kitchen will boost your home’s resale value significantly? That might encourage you to spend more than you originally intended. But one of the things to expect with your remodel is that it might not affect your home’s value as much as you anticipated.
In some cases, homeowners can actually over-renovate and spend money that they won’t be able to get back, Every property has a ceiling for its value, and there’s a point of diminishing returns when a remodeling project approaches that top value.
I suggests homeowners talk to a real estate agent as a home remodeling tip to avoid overspending, since an agent can help you better understand the market before starting a renovation.
While your home reno might unfold like an unfunny screwball comedy in which you get the wrong permits, find all sorts of structural problems and have to deal with a contractor you can’t locate, you’ll still be happy once everything is done and you get to live in your remodeled home.
With these home remodeling tips to avoid overspending, a better understanding of how to prepare for a remodel and a thorough knowledge of the things to expect with your remodel, you’ll face fewer surprises and get on to enjoying your upgraded digs.
Do your due diligence before hiring your contractor. Price should not be the only factor when making the final decision on who will build your dream home. Your home is where you spend most of your time, and you don’t want poor quality construction details staring you in the face, day after day. Make sure you take the proper steps before choosing a contractor.
1. Start with a detailed plan. This is the most important item before you even approach a contractor. Work with a professional designer or architect who can come up with a comprehensive plan to show your contractor so that he knows exactly what you have planned for your space. Walking your contractor through your space without a detailed plan in hand will allow the contractor to change his pricing as he goes, since the specifics were never discussed from the beginning.
Please bear in mind that permit drawings are not complete plans and contain limited information about the final design of your space. They provide information about the general layout and structure but have limited or no information pertaining to finishes, interior architecture, custom millwork, lighting and electrical features. This is the information that your contractor will need to give you accurate pricing before you start construction.
2. Provide a list of specifications ahead of time. When it comes to your finishes, fixtures, appliances and accessories, this is your bible. The price to renovate even a small bathroom can vary by tens of thousands of dollars depending on its fittings and finishes. If you can choose your plumbing fixtures, finishes and accessories ahead of time, you will save yourself and your contractor a lot of grief during the construction process by having the items on hand when he needs them and by knowing all the associated costs to install your specified items.
3. Price out your project. If you have been working with a designer or architect and you have a complete set of drawings and complete specifications, ask that professional to recommend a few builders to whom you can send your plans for pricing. Also, ask your friends whether they have a contractor they have been happy with and send them your construction package to bid on as well.
If you have the detailed set of plans and the specs that I mentioned previously, you will get “apples to apples” pricing from the contractors bidding on the job. And the contractors will have to stick to their provided pricing because they had all the information in their hands.
4. Ensure your contractor is insured. I’m sure you’ve all heard horror stories about what can happen on a construction site. Unfortunately, accidents are part of the norm in this industry. A contractor has to manage a significant crew to make your project come together, and it’s not an easy task. Think of your contractor as a composer bringing all the parts of an orchestra together to create a masterpiece. There are bound to be mishaps occasionally, so please make sure your contractor is set up to deal with them properly.
5. Check out your contractor’s work. Once you’ve bid out your project and have a contractor in mind, ask to see some of his previous jobs. Even though the contractor may be referred to you by a friend or your architect, it doesn’t hurt to get a look at his work. If you like what you see, and the owner of the other house is happy with how things turned out, there’s a good chance that you will be happy too.
6. Interview your contractor. You will have to get quite close to your general contractor over the period of your project. Make sure you pick someone you trust and can communicate with. During initial meetings, ask how unexpected issues or differences might be handled. This can include change orders that will be issued by you or your designer in writing.
7. Dealing with the extras. Keep in mind that your contractor may not have priced some items for your renovation, such as closet organizers and bathroom accessories. Ask your contractor how he deals with extras. Some contractors use extras as an opportunity to make as much money as possible during a renovation because you are already committed to them.
8. Ask about timelines. Ask your contractor how long he believes it will take to complete your job and then add an extra eight weeks to help manage your expectations. I’m not saying that contractors can’t finish on time, but there are so many unforeseen incidents that can happen on a construction site that the possibility of your job ending right on time is pretty slim.
Experienced contractors generally know what to expect before crew members strap on their tool belts. But there often are at least a couple of assumptions that cannot be confirmed until work begins. These are the surprises that bust budgets or cause cautious contractors to pad their estimates. It’s much better to do limited demolition or electronic scanning if necessary before you sign a contract so there are no late discoveries that could delay progress or impact costs. Also, be certain all products and materials will be on hand before construction begins. It’s hard enough to coordinate multiple subcontractors without worrying whether the cabinets will be delivered in time.
A small army of workers will come and go in the course of a job as work progresses between demolition, rough framing, plumbing, electrical, HVAC, drywall, flooring, millwork, finishes, fixtures and clean up. Many may be subcontractors you never met before. Find out who will be on the job every day from start to finish, so you know whom to approach with questions or concerns.
We all have our preferences for how and when we like to communicate. It might be phone calls, emails, text messages or face to face meetings. Ask out how you and the contractor will communicate during the project. Get all of the relevant contact information and try to set up a plan for daily check ins.
It's not enough to know when your project is scheduled to start and the date when work should be completed. Done well, renovations are choreographed productions with multiple, sometimes overlapping scenes. A good contractor will have a flow chart that shows what work is scheduled for each day. Many are kept on computer files that are updated regularly. Get a copy so you know what to expect and so you can anticipate the impact if something slips. You may even be able to gain online access.
If you make changes after the project starts or the contractor discovers unforeseen carpenter ant damage, it will affect costs. Find out how changes and additional costs will be approved before they occur and how you will keep track of the changing budget.
Jobsites can resemble war zones. Ask your contractor in advance to explain in detail how he or she will protect your property, your family and your pets. Will they block heat and air conditioning registers and erect plastic curtail walls to contain dust and keep kids and pets out? Will they ventilate fumes from solvent-based finishes and adhesives? Will they test for the presence of lead paint on homes built prior to 1978 before they start demolition or surface prep? Will they cover floors and wrap door jambs to prevent nicks and scratches? Will they clean up the jobsite and secure their tools at the end of each day? Will they keep heavy delivery trucks off your driveway and place thick wood planks under the dumpster?
Don't wait until the end of the project to nail down what documents you will receive. You will want to collect product registrations, owner’s manuals, manufacturer warranties, contractor workmanship guaranties, inspection approvals and lien waivers certifying that subcontractors and suppliers have been paid.
Living through a remodeling project can be tough. To rough it smoothly, get smart from the start.