How to Find the Contractor You Really Want!!

A Contractor Selection Guidebook
By David Lupberger

It’s a bold title, and it’s meant to get your attention. There are a lot of fly by night contractors around. I’m sure you’ve heard the stories. But at the same time, there are also some very good contractors in business with an ongoing commitment to quality construction and good customer service. You just have to know how to find them.

The purpose of this guidebook is to start your process of selecting a contractor that will give you what you both want and need.

Finding a Contractor You Can Trust

Virtually all homeowners approach the contractor selection process with anxiety and dread. I encourage you to step beyond this bind. During the selection process your fears don’t have to rule you because it’s possible to find not just a good, but an excellent builder. By following my plan, you’ll learn how to spot good contractors, build a list of qualified candidates, and test them so you choose the contractor best suited for your job. You’ll find the selection process is not only manageable, but also informative and rewarding. As a bonus, it can aid in the development and refinement of your dream home’s design.

Below is a summary of the simple steps you’ll need to take to find the right contractor.

1. You’ll learn to ask the questions that matter most.
2. You’ll learn who to ask those questions to and when to ask them.

PART ONE:
THE INTRODUCTORY CALL, YOUR FIRST CONTACT WITH PROSPECTIVE CONTRACTORS

When you begin contractor interviews, your task will be to locate a contractor you can work with, one whose interest in your project impresses you, one who listens carefully to what you say. The goal of this quest is to find compatibility with a builder whom you’ll be able to work with successfully for the six to twelve months a project typically takes.

Once you’re ready to begin the interviewing process, be prepared to describe your project and state when you’d like to begin construction.

To give you a peek at how prospective contractors may handle your call, let me tell you how I deal with initial conversations. When I, as a professional builder, speak with a prospective client, I attempt to gauge their seriousness by asking specific questions about their design ideas and budget. If they’re planning an addition for instance, I ask if they know how large they want the addition to be and what rooms will be included. I want them to describe to me what they want in as much detail as they can. I also ask if they’ve thought about what grade of finish materials they’d like. For example, will kitchen counter tops be Formica, Corian, or polished granite? Will bathroom fixtures be brass or chrome? Will the new rooms be hardwood floors or carpeted?

I also ask if they have a preliminary budget for their project. Their response lets me know whether or not they understand the true cost of custom remodeling.

Good contractors are very busy, frequently working six days per week. They also have a well-deserved reputation for not returning phone calls, so you may have to be patient as you attempt to set up your first meetings. If someone you like doesn’t return your first call, give him or her a second chance. If they don’t return that call, cross them off your list. Just as you want to avoid fly-by-nights, you also want to avoid someone who is too popular. If a builder doesn’t have time to return your call now, you can imagine how stressful that could be after work on your house begins.

When you call the contractors on your list, have three to five preliminary questions ready to ask each. Here are some suggestions:

1. Have you completed a job similar to this before?
2. If you have, may I see it?
3. Do you have a list of references that I can contact?
4. When will you be able to start the job?
5. When could we meet in person to further discuss this? (only if you’re encouraged by the answers they give).

There is no set script for these calls. In fact, in the course of some conversations a builder may offer everything contained above and more. Be aware of how easily the conversation progresses. When you hang up, make a few notes on the conversations. What were your impressions of the builder? Did he listen well? Did he answer your questions thoroughly?

PART TWO:
YOUR FIRST MEETING WITH PRESELECTED BUILDERS

In this new relationship, common courtesy is a must and good builders understand this. If a contractor fails to show up for your first meeting and does not call to reschedule, cross him off your list.

Also let me state definitively that all principal parties should be present at this initial and all subsequent meetings. This includes the contractor and BOTH spouses, if applicable. Given the number of interviews you (and your spouse) will have, plus the number of subsequent design and planning meetings you’ll have once you settle on a builder, this may seem unreasonable. But it’s absolutely essential for all parties to participate fully in this process and for everyone to operate with equal information.

Listed here are questions you should ask during your first meeting.

CONTRACTOR QUESTIONS
BUSINESS IDENTITY:

-What is their permanent business address?
-Is the prospect licensed to work in your area?

BUSINESS PRACTICES

-What will the payment or draw schedule look like?
-How does the company ensure warranty service complaints are effectively handled?
-How does the company maintain good customer relationships throughout the construction and warranty period?
-In case of any accident, is the company insured against workman’s compensation claims, property damage or personal liability?

BUILDING PRACTICES

-Who will be assigned as the project or site supervisor?
-Who will be your contact if that person is not available?
-Will there be a supervisor on the site full time?
-Will they be providing a written construction schedule?
-What’s the company’s routine regarding regular meetings with the homeowners during construction?
-Who will attend those meetings? Will the builder personally attend every meeting?
-Can I expect to see workers at the site every day?
-Does the builder plan to stay personally involved in the project at all points?
-May I have the names and numbers of three homeowners you’ve completed projects for?
-May I visit a site where work is in progress?
Note: A visit to a site in progress can reveal much about a company’s ability to manage a large project. Notice how organized it looks. Is it messy and chaotic or does it seem well-organized with workers moving like they know what they are doing?

This list is not intended to be exhaustive. In fact, it should help you generate other, more personal questions.

I cannot encourage you strongly enough to ask any questions you may have. Nothing is off limits concerning your project or the company you’re interviewing. Asking good, detailed questions is the heart of your due diligence. If you don’t question thoroughly, you’re giving up your responsibility in this process and possibly compromising the quality of your project.

PART THREE:
CONTACTING REFERRALS

Most construction veterans, whether their experiences were good or bad, are very happy to share what they learned. They’ll not only give you a view of the finished product, but also share their design ideas and what they learned during the process.

Most veterans I interview feel their experience qualifies them as experts. They really understand the process and, given a second chance, would always do some things differently. They feel they have a great deal to share with “the uninitiated” about how it really went, what to expect, and how to cope with delays, changes, breakdowns, and the general upsets that accompany such an undertaking.

Don’t hesitate. Your request is quite reasonable: you want a bit of their time, a peek into their home and their opinion of their contractor. Call them now!

PART FOUR:
HOMEOWNER INTERVIEWS

Now that you’ve contacted a few homeowners and they’ve invited you over, make the most of your opportunity. Be sure to address the following three areas:

1. Discover the quality of the homeowner’s experience with the builder. Was he competent at all points in the process? Would they use him again?
2. Examine the project for possible design ideas. Notice how you feel in the new space.
3. Try to assess the quality of the workmanship. Look closely at the project.

In your walk-through tours of these different homes, you’ll begin to appreciate the different levels of attention to detail and quality of finish. You’ll begin to discern a good drywall job: smooth, blemish-free walls and ceilings with invisible seams. You’ll begin to recognize quality interior trim work where the joints are tightly fitted–in contrast to poorer jobs with gaps and misalignments. You’ll begin to appreciate that better builders stay on top of all details all the way through to the end of the project.

HERE IS A LIST OF ESSENTIAL QUESTIONS FOR YOUR VISITS

1. Could they communicate well with the remodeler or builder?
1. Did the builder listen to their concerns?
2. Did the builder respond quickly to their questions and requests?
3. Was the builder easy to speak with?
2. Were they pleased with the quality of the work?
3. Were they satisfied with the builder or contractor’s business practices?
4. How did the builder and homeowner resolve any differences that arose during construction?
5. Did work crews show up on time?
6. Were the homeowners comfortable with the subcontractors the builder used?
7. Did the crew clean up daily?
8. Was the job completed on schedule?
9. Did the builder or contractor fulfill his contract to the homeowner’s expectations?
10. Did the contractor stay in touch with the homeowner throughout the whole project?
11. Was there a project manager on site every day?
12. Was supervision adequate?
13. Was the contractor easy to reach when the homeowner wanted to reach him?
14. If the homeowner hired an architect, how well did the builder work with that architect?
15. Did the builder hold regular progress meetings with the homeowner?
16. Were final details finished in a timely manner?
17. Would you use this contractor again without hesitation?
18. Was the builder trustworthy?
19. Do you feel that you got good value for the money spent?
20. How has the builder handled warranty claims?
21. Would you recommend the builder, unconditionally?

The more you learn, the greater your comfort. The greater your comfort, the greater command you’ll have over the selection process.

Come prepared with a camera, pen and paper or a tape recorder. Be sure to ask for permission to take notes or photos. You’ll want records of what you learn as you begin to compile a list of possible builders.

HOW TO NARROW THE FIELD: TRUST BUT VERIFY

You should suggest second meetings with your preferred candidates to discuss your project in greater detail. Second meetings provide an important chance to ask those questions you overlooked in your first meeting, plus the key questions that will enable you to identify the builder you’ll move forward with.

As you’re planning these second meetings, I recommend employing former President Ronald Reagan’s philosophy of “trust but verify.” Trust the representations your favorites make, but verify them. Your due diligence may protect you from confusing an itinerant contractor with an established professional.

Below I outline steps to objectively verify your candidates’ business representations. Among them are several items you should address during your second meetings if you didn’t during your first.

Number one, they should be licensed, bonded, or registered. Call the Building Department in your local jurisdiction to find out the exact city and county requirements and verify the appropriate licensing of your candidates.

Second, obtain proof of insurance. The contractor should supply you with a Certificate of Insurance indicating it has a sufficient general liability and workmen’s compensation insurance.

Number three, confirm the builder’s business address. He may have an office, but it’s also common for builders to work out of their homes. Ask for a visit just to confirm your candidate isn’t working out of the back of a truck or a post office box. What you’re trying to determine here is your candidate’s permanence.

Number four, ask the contractor for a list of the suppliers and subcontractors he works with regularly. Contact a sample from this list to confirm the contractor manages his business responsibly, paying subs and suppliers on time, and that he has a good reputation in the building community. This line of inquiry is particularly important because it may prevent you from having a construction lien placed on your property by an unpaid subcontractor or supplier.

MAKING YOUR CHOICE!

After you’ve held your second meetings and narrowed your candidate list to one name, you’ve reached the moment of decision. It’s time to choose your contractor!

If you’re confident your contractor meets these two principal selection criteria:
1) he’s committed to fulfilling your desires and 2) the homeowners he’s worked for in the past testify he provided excellent value and delivered quality work, then you’re ready to move ahead. Work with him to create a design and specifications for your project.

This step represents a significant commitment for both of you. But let me make one point crystal clear: Until you sign a construction contract with either a design/build firm or construction company, you have not made a legal construction commitment. Architects and design/build firms have design fees for the preparation of construction documents, so for now that’s the limit of your obligation.

The builder doesn’t earn his money until you sign a contract for construction and construction starts. Unless he continues to effectively cooperate with you on the design, unless he provides a contract price that you can afford, and unless he provides the peace of mind and security you require, there will be no building. You should expect no less from your contractor.

Your first priority is to create a team with whom you’ll build your dream home. If your team isn’t working, you’ll recognize it early on. The main signs of this will involve a lack of progress on your design.

Your communication with both builder and architect should be clear and easy, just as when you’re talking with a good friend. They should also show a general attentiveness and attention to detail. Design revisions should contain the exact changes you asked for, and the revisions should come back to you within a time frame the builder agrees to.
You now have the information you need, and the steps to follow to chose an excellent contractor. The process is a simple one. Ask questions. Keep asking questions until you’re satisfied you have what you want. The process could take a week or it could take six months. Don’t rush the process. Make sure your get answers to all your questions. Your decision will then be an easy one.