Decisions...Decisions...How do you choose?

Home building, remodel, or improvement projects can be very challenging for someone who has no experience in construction.  Smaller projects can be taken on by beginners with a few small bumps and hurdles. 

Take a small 5 x 8 bathroom remodel, for example. If you are not into doing the physical labor yourself, first you will need to hire a remodeler to do the demolition , adding or removing partition walls.  Then hire a plumber to move the supply and waste lines, as well as install a new tub or shower drain/pan.  If lighting and fans are added, you will now need an electrician. Now that the rough in is completed, you are ready for the drywall contractor.   Next is the finish phase.  Your bathroom is now ready for a vanity cabinet, countertop, backsplash, sink, toilet, tub/shower surround, plumbing valve trim, light fixtures, and fan and switches.  And don't forget the door , trim and paint.  

All of your subcontractors will need to be scheduled around each other.  It is always a challenge to keep the job going efficiently while not having the different trades working on top of each other or in the wrong sequence.  You can see that there is lot going on in this 5 x 8 square foot area of your home.

 Now to complicate matters further, lets throw building permits into the equation.  A building permit would require plans.  Usually a plot plan, floor plan and elevation plan.  You must also know the approximate value of the project.  Permit cost is based on how much your entire project costs, so getting estimates from all of your contractors comes first.

Acting as your own general contractor you must make sure that your sub contractors are all playing by the rules.  You must make sure they have workers compensation insurance to protect you, in the event that one of their workers get hurt on your project.  Certification of his insurance must be verified with a certificate form from his insurance company. State and local building codes will vary from state to state, so always check to see what requirements need to be met, then require written documentation from your sub contractors.

Even the smallest project can be very challenging for the beginner.  However, if you are a detail oriented person, know exactly what you want the end result to look like, and are able to convey this to the sub contractors involved, then being your own general contractor could be a very rewarding experience. Not to mention it will definitely save you some money!

Lets say that running a construction project is not for you.  Finding a contractor is kind of like looking for a doctor.  The stakes are high.  

You can find a general contractor  in the phone book, online, in news paper ads,  or from signs on trucks and jobsites.  Going to hardware stores and lumber yards to find candidates can also be a good way to find a general contractor.  Make sure you get a list of references and meet with the people if you can, to look at the end results first hand.  Now you can get a good idea of the quality of work the contractor in question can deliver.

Questions like, did your project stay on budget?  Were there many change orders?  Did your contractor treat you fairly?  Did the contractor stay on schedule? The list goes on.  I'm sure you can think up more.  The goal is to get a good idea who you are hiring.  The horror stories are without end.

Now we are ready for the bid phase.  A clear and well defined scope of work for each contractor is important.  Plans and specifications.  Materials and manufactures of products to be used.  The less grey area there is the better.  Grey areas usually mean a price increase. 

Demand that all bids come with cost break down.  Usually broken down by phase.   If a bid comes back that is not detailed enough send it back until it is.   Get a $50.00 deposit when handing out plans or chances are good you will never see them again.

When the biding process is over it is time to compile all the information and make a decision.  The cheapest is not always the best.  The real low bid may not have read the plans and specs correctly and should be disregarded.  You do not want a contractor on your job who is not making money.  The contractor that is way high is probably too busy and will take the job if its worth his while.  If he is too busy, chances are so are his subs, and your job could take longer than it should as you pay too much.

Chose the contractors who are somewhere in the middle.  Out of that group you can pick the one base on all the other factors discussed.  Don't forget to incorporate your gut feelings too! 

Norm Kile