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HOW TO PICK A CONTRACTOR

Finding a good contractor can seem overwhelming. How do you decide if they will do a good job? What questions should you ask? How do you prepare for initial meetings with them? This article helps to answer these questions and more!



Explaining and Evaluating the Project


Preparing for the Meeting

  1. Be prepared to have a rough overall budget in mind for the project. I recommend telling any potential contractors a maximum budget number that is slightly less than your actual maximum. It is best to assume that the project will cost 10% over whatever number you receive as a final estimate from your contractor.

  2. Use Pinterest or Houzz to find visual inspiration for the project (for example, bathrooms, kitchens, exterior elevations, etc.). Have some of those photos or boards readily available during initial meetings. These photos help a contractor get a sense of the type of finishes you are hoping for (note the finishes you have in mind may not always align with the budget).

  3. Create a list of must-haves and wants. For example, an island in the kitchen may be a must-have, and a waterfall edge on the island may be a want.

  4. If you plan to change the layout/floor plan for any part of the project, I recommend creating a rough drawing of the floor plan or the building exterior you have in mind. Use pencil and paper and draw simple boxes, to make an easy visual reference for what you have in mind. It will help guide initial architect meetings.

  5. If you have floor plans from prior work or from when you purchased the home, bring them to the meeting.

  6. If you live in a condominium building, check for any rules and regulations or bylaw restrictions for construction projects in the building. They may have specific insurance requirements, certain times of day when construction is allowed, requirements for removing construction debris, etc.


Zoning and Local Building Code

  1. Ask if a permit is technically required for the project you have in mind and if they recommend or require getting a permit for the work.


Architect

If a permit is required for the job, assume you will likely need to hire an architect.

  1. Ask if they are willing to work with any architect. If they only work with certain ones, get more information on them.

  2. Do they have any architects they recommend?

  3. What costs do they estimate for the architecture fees?


Costs

  1. Ask what they roughly think the project will cost. Often contractors are hesitant to give a number in an initial meeting. Try to ask for a range that the project could fall between, or for a range of rough price per square foot numbers. Giving the contractor more direction on the level of finishes can also help them with rough estimates. For example, say that you are looking for apartment-grade finishes, almost as cheap as possible. That description may help the contractor provide a low-end budget number.


Timeline

  1. How long do they anticipate the project to take?

  2. Are there any materials that could create delays in the project? (For example, cabinet lead times, appliance lead times, etc.).

  3. If applicable, confirm if you can live in the home while the project is happening.


Evaluating the Contractor


Work History

  1. Find out how long have they been in business

  2. Ask them what type of jobs they do the most. (Ideally, they do a lot of work similar to the type of job you are doing).

    1. New construction homes

    2. New construction apartments

    3. Home renovations

    4. Apartment building renovations

    5. Commercial properties

    6. Other

  3. If possible, ask if you can view photos or visit in person either current or prior jobs they have done.

  4. Check online reviews

    1. Google

    2. Yelp

    3. Angie

  5. Ask if they are accustomed to working with banks for construction draws. (if applicable)

  6. Ask for references. Specifically, ask for references whom they have done similar types of work for.

    1. Questions you should ask the references:

      1. Did they stick to the estimated timeline (not including supply chain issues or changes requested by the homeowner)

      2. Did they stick to the budget, if not off by what % (not including changes requested by the homeowner)

      3. Have there been any issues since you moved in/since the project finished? Did the contractor resolve those issues promptly?

      4. Would you work with them again?


Work Processes

Questions to ask the contractor:

  1. Who would be the main point of contact during the project? What is the best way to communicate with them? (Email, text, phone?)

  2. Is there an office with support staff that answers calls, helps with bank draw paperwork, etc.?

  3. How often do you hit your estimated timelines?

  4. Do crews work on Saturdays or Sundays?

  5. What are the typical hours for the crews?


Budget and Costs

Questions to ask the contractor:

  1. How often do you stay on budget?

  2. What items typically aren’t included in your quote? (appliances, architect fees, and permit costs are all examples of items that may not be included).

  3. Do you have inflation clauses in your contract?

  4. Do you get discounted material prices?

  5. Do you require specific vendors to be used for tile selection, cabinets, flooring, etc.? If so, which ones?

  6. What items is the owner expected to buy on their own? (Appliances are a common example here)

  7. Is a one-year warranty offered? Are any items not included in the warranty?

  8. How much of a down payment do you typically require for a project?

  9. If the project is not funded by a bank, how many payments are the project costs broken out into? When are the payments usually due?

  10. How are change orders (changes to the project) handled?

  11. Ask to see an example contract too!


License and Insurance

  1. Confirm that the contractor has insurance and will provide a certificate of insurance listing you as additional insured.

  2. Depending on the scope of your project, verify that the contractor has the proper license. For a large-scale renovation, they likely need a general contractor's license. For smaller jobs that don't involve much electric or plumbing work, a license may not be required.

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