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Choosing Your Contractor                            (Back to Planning and Resources)
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By Tim Hewitt

Depending on the scope of your project, your contractor will have the single greatest impact on not only your personal satisfaction with the final product itself, but the “quality and ease” of the journey to get there. I compare remodeling to white-water rafting. The professional guide you select, if any, will be determined by a number of factors, from your own experience to the size and challenge of the “river” itself.

You have to determine what you expect and/or need from your remodeling contractor. Are you looking for a “turn-key” scenario?  In simple terms, that is when your contractor assumes all responsibilities and hands you the keys back at the end of the project, 100% complete. The other extreme is you are ready and willing to assume the duties as “general contractor” yourself, coordinating the efforts and schedules of a number of moving parts. You may be looking for something in between the two extremes. Regardless, your expectations need to be identified early so you know who and what you are looking for to help accomplish your mission.

It is difficult to determine differences between one remodeler and another, especially since many of the factors are intangible. Even more frustrating is trying to understand why prices can vary considerably between contractors. Some have compared picking a contractor with choosing a new car. All cars have four wheels, headlights, and a radio, and most can reach speeds of 80 mph. Did I just describe a Kia, a Ford F-150 or a BMW?

There are no set standards in the construction/remodeling industry. Sure, there is building code, but that code is the minimum in structural/safety requirements. It is by no means an accurate standard by which to measure quality work.

     The size and scope of your project may determine just how important each of the selection criteria are to you; but get educated about them so you know what to ask. We have all heard of at least one remodeling contractor nightmare story. If you ask the right questions and do your homework, the odds are you’ll find the right contractor who will take care of you. Otherwise, whether your scope of work will take a week or six months, you’ll be living with the consequences of a bad choice long after the work is complete. I’ve listed some of the more important points to consider. Keep in mind the importance of doing your homework is tempered by the size and scope of your project:

  • Ask Plenty of Questions – This is no time to be shy. It is perfectly okay to take a “trust yet verify” approach. But make sure you do the “verify” piece. Good contractors will not be upset with you interrogating or checking up on them. They have a full appreciation for your concerns. 

  • License – Having a current state-issued contractor license is a basic requirement, but it doesn’t give anyone bragging rights. Lots of folks have met the minimum requirements to hold a driver’s license . . . but how many of them would you let drive your loved ones around?  Go to the Virginia website listed below and click “License Lookup” in the left hand margin; follow the directions to see the current status of a particular contractor:  http://www.dpor.virginia.gov/dporweb/con_main.cfm .  Don’t get hung up on Class-A vs. Class-B licensing. Review the requirements for each as well as the certifications based on information from the same website.

  • Insurance - The contractor should provide you a copy of his Certificate of Insurance (COI). Once you make your selection, have your contractor contact his insurance company and add you as a “certificate holder”. This extra step requires that their insurance company not only send you a current certificate direct, but requires that the insurance company notify you if there is any change to the coverage/policy. Not renewing or even canceling insurance coverage is one of the first signs of a failing business.

  • Customer References – This is arguably one of the most important steps in your selection process. Testimony from recently satisfied customers is where the rubber meets the road. The best contractors should be able to put you in contact with a number of previous customers that you can speak with personally.

  • Supplier References – This often gets overlooked, but is an outstanding source of information. Ask the contractor for a list of their suppliers and point of contact. To keep excellent reputations with their suppliers, contractors must pay their bills on time and take care of their customers. 

  • Remodeling Experience – Make sure the contractor you select is not only experienced in remodeling, but experienced in specifically what you need remodeled. A resume` loaded with successful new construction experience does not equate to the skills and mind-set required to be a successful remodeler. There is a big difference between having experience in one trade, as opposed to planning, coordinating and executing an entire renovation. There is a huge learning curve and I’m not convinced you want your home and wallet to be their training ground.

  • Web Services – There are a number of web services that can connect you with a contractor in your area. Some are better than others, but they are all in business to make a profit (Yes, even Angie’s List); that should raise your warning flag. Some of them rely on customers providing feedback by rating the company. Again, take it with a grain of salt, as well as the media that disguises self-promotion as fair, honest advertising. I have helped two families in the past year that lost tens of thousands to a company that was voted “Best of the Xxxxx” in 2010.

  • Employees vs. Subcontractors (Subs) – Ask who will actually be accomplishing the work. There are differing opinions on the use of either/or; and it is not so much which they use but more how they use them. I explain further under the subcontractor section. Suffice it to say here that customer references can be less useful if the current crews the contractor has working are different than the ones on the “Smith job” with the glowing reference two months ago.

  • Payment Schedule – The proper payment schedule will vary from project to project. Don’t expect a contractor to informally “finance” your project, but if he’s asking too much upfront, you better understand why. The number one comment I hear from people that have been literally “robbed” by a contractor is “We thought he wanted too much of a payment before he even started”.

  • Start Right Away – If your contractor can start right away, there better be a good reason why. I’m not talking about work that can be measured in hours, like gutter installations. I’m talking about two week to six month remodeling projects. If the contractor was as good as they claim to be, they would have work lined up and you would have to wait your turn. Expect to have to patiently wait for the top remodelers as they are in demand, much like the best orthopedic surgeon in town.

  • Sixth Sense – Put some faith in your gut feel; especially if you can’t get rid of a bad feeling. If a contractor acts in a hurry, or pushes you toward signing a contract, show them the door. Be leery of those that act a little too confident regarding tasks that they claim can be done without some confirmation like removing some sheetrock or taking a peek in the attic/crawl space.

  • The Great Deal – “If it sounds too good to be true, it probably is”.  You can pretty much guarantee this in the remodeling business. There is historically only one loser in under-bid or low bid jobs; and it’s not the contractor. Quality work from quality technicians requires quality compensation, regardless of the career field.

It is perfectly okay to select your contractor without taking bids/estimates. If you have done your due diligence and have concluded that a particular remodeler is right for your job, don’t hesitate to hire him or her. The best contractor will listen to you and be respectful of your budget.
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