How to Find the Best Contractor

Choosing the right general contractor is crucial for the success of residential and commercial projects. A competent and reliable contractor completes projects on time, within budget, and to high-quality standards. In contrast, an inexperienced or negligent contractor can lead to quality issues, costly delays, and other unwanted complications. In fact, general contractors are the top complaint about home remodeling projects, according to the Consumer Federation of America. Furthermore, a survey revealed that nearly half of all homeowners would not hire their contractors again after the initial project.

Hiring an experienced general contractor can help ensure your home or business renovation project is smooth and successful. As the owner, you likely don’t have the time to oversee and manage all the various subcontractors involved. There are many moving parts that contribute to a successful renovation, so it’s essential to have someone who can coordinate everything seamlessly. A skilled general contractor can handle the subcontractor work, inspections, permits, and other building requirements, allowing the project to come together efficiently.

To create transparency and help educate our clients, we’re sharing the 5 most important topics to consider.

1. Planning

When meeting with a contractor for the first time, it’s essential to discuss and investigate their entire process from start to finish. Organized contractors who can confidently explain their workflow are more likely to complete the project on time and within the initial budget. Some great questions to ask include:

• What are the steps to a completed project?
• Who is my contact if I was to have an issue during the project?
• What am I responsible for as the client in the process?

These questions are just a few questions that you can use to weed out unreliable contractors early on. Assign a 0-100 score to the contractor after asking some questions and getting a feeling of their process. Planning is one of the most important factors in choosing a contractor since unexpected problems that aren’t properly planned for can delay time and drive up prices.

2. People

Depending on the scope of your project, you may spend months working closely with contractors within your home or business. Therefore, it’s beneficial to take time to get to know these prospective contractors as people, beyond just the project details. You’ll be making important decisions together and relying on their expertise, even though they are strangers. If there is no trust or connection established, the project process and final outcome could suffer.

• How easy is it to talk to the contractor?
• Do they give you both sides and advice without pushing you?
• Do they feel knowledgeable and confident, while still educating and talking to you on the same level?

When discussing your project with potential contractors, keep these initial considerations in mind. Pay attention to your instincts – they can often indicate whether the contractor will be easy to work with. It’s important to be focused and clear during this initial stage, as a positive contractor-client relationship can significantly reduce stress throughout the project.

When hiring a contractor, take the time to thoroughly vet them. Look around their work, ask plenty of questions, and pay attention to how they respond and engage with you as a potential client. Don’t rush into a decision – only move forward if your instincts and emotions tell you the contractor’s work and team are a great fit.

3. Past Work

Assessing a contractor’s reliability can be as simple as examining the quality of their past work. Look for attention to detail and a consistently high-caliber finished product – these are the hallmarks of an experienced, professional firm.

When evaluating a contractor, consider the number and variety of their past projects. Don’t hesitate to request additional examples, especially if the job at hand is particularly complex. Ask if they’ve handled similar work before and inspect the final results.

The quality of a contractor’s portfolio photos can also be a telling sign. While professional-grade images aren’t always necessary, well-crafted, high-resolution pictures suggest the firm values its brand and the work it produces – a good indicator of the service you can expect.

4. Pricing

When selecting a contractor, many homeowners and business owners, including those new to remodeling, rely solely on price as the deciding factor. This approach is deeply flawed, frequently resulting in subpar workmanship that ultimately costs far more in the long run.

When evaluating a contractor, the best approach is to consider the cost and value of their services. Ask yourself what type of work you’ll receive for the quoted price. Specifically, inquire about the methodology the contractor used to estimate their costs. This is particularly important when reviewing unusually low bids, as contractors may use these “rock bottom” quotes as a tactic to secure the job, only to significantly increase the final price by the project’s completion.

Another caution while comparing factors is to qualify and make sure that you are comparing the same type of general contractors. A firm that does design-build construction is going to be a much different price and process than someone who doesn’t have any designers and requires you to have plans to start.

Pricing is also one of the categories that work off all the other factors. A firm with better planning, people, past work, and reviews is probably going to be more expensive but will produce a better experience in so many ways.

5. Reviews

The development of the Internet has provided a large amount of external information on companies including contractors. Use sites like Google, Angie’s List, Houzz, etc to ensure quality service and products.

If a contractor is not prominently featured on reputable online platforms, it may indicate that the company does not prioritize effective client acquisition. This could suggest a similar lack of care and communication when working in your home. After reviewing multiple customer experiences, you can assign the company a numerical score between 0-100 to evaluate their overall performance.

The following is an abbreviated checklist to help guide your process:

• Ask friends, neighbors, and coworkers for referrals or contact local trade organizations to find contractors in your area.
• Check with the Better Business Bureau to see if there are any complaints against the contractor’s business.
• Search Google and social media to see if they have excellent review feedback.
• Ask to see the contractor’s license(s) and then check with the Secretary of State to ensure it is valid.
• Ask for references from customers who had projects similar to yours. Contact each reference and inspect the work if possible.
• Get written estimates from several reputable companies for identical project specifications.
• Always insist on a contract for work to be performed, with all guarantees, warranties, and promises in writing. Agree on start and completion dates and have them written into the contract.
• Confirm that the contractor obtains a building permit and that he does so under the name of his business. This will protect you from any additional expense if the work does not comply with the building codes.
• Ask to see proof of insurance (personal liability, workers’ compensation, and property damage).
• Ask whether they have safety policies, risk assessments, and training records for review
• Consider setting payment terms in conjunction with the completed stages of the job.
• When the job is done, make sure it matches the terms of the contract.
• Do not pay for any incomplete work.
• Require the contractor to provide an affidavit of completion when the work is finished.
• Ask the contractor to post a bond to assure payment to all subcontractors and suppliers for any sublet work, or require subcontractors to sign a lien waiver when payments are received. Be aware that any subcontractor or supplier who is not paid by the contractor may file a materialman’s lien (a legal claim) against your home.

Things to Consider Before Signing a Contract

• Confirm that the written contract contains all terms of the agreement and that you have read and understand everything before signing. Keep a signed, readable copy of the contract in a safe place.
• Make sure all verbal promises are included in the written contract.
• Be sure that the materials you select are what you want. Changes made after construction has begun can be costly.
• If you need to borrow money to finance the work to be done on your home, add a clause to your contract stating that it is valid only if financing is obtained.
• When writing a contract, limit your down payment to no more than 25% of the contract price. The remaining payments should be made depending on the progress of the work, but you should withhold 10% until the work is satisfactorily completed.
• Be sure the contract includes everything you feel is important to the job.
• Never sign a partially blank contract. Fill in or draw a line through any blank spaces. If you have any questions about the contract or do not understand something, ask before you sign.

Consumers have a 3-day right to cancel a home or business improvement contract over $25 that was signed inside their home with a contractor, excluding emergency repairs or maintenance. This right also applies if the contractor extends credit and uses the home as security to finance the improvements (e.g., a second mortgage). The contractor must inform consumers of this cancellation right and provide the necessary cancellation forms. To cancel, consumers must sign, date, and return the Notice of Cancellation form to the contractor by certified mail. The contractor then has 10 days to refund all monies paid.

What To Do Before Making the Final Payment

• Thoroughly inspect all work before making the final payment. Remember to specify in the contract that you will withhold ten percent (10%) of the total price until the job has been completed, you are satisfied with the work that has been done and you have proof that all subcontractors and employees have been paid.
• Review the entire project with the contractor. Immediately point out any defects and be sure they are corrected before making the final payment.
• Never sign a completion certificate until the city/county building inspection department has certified that all work was performed in accordance with code standards, you have proof that all sub-contractors have been paid in full and you are completely satisfied with the job.

Conclusion

Selecting the right contractor is essential for a successful home or business repair and renovation project. By carefully defining your project, vetting credentials, comparing estimates, and maintaining open communication, you can confidently choose a contractor who will turn your vision into reality. Remember, the right contractor is more than just a partner – they are a critical factor in ensuring your project meets your expectations.