The Top Ten Questions to Ask a Contractor Before You Invite them to Your Home
Most licensed contractors are competent, honest, hardworking and financially responsible. However, home improvement is a top source of consumer complaints nationwide. By Asking these questions, you will greatly reduce the chances of having a bad remodeling experience.
Q Are you licensed?
A Always make sure the company you are considering is properly licensed. Also, remember that anyone can say they are licensed, make them prove it with a copy of it, check the expiration dates, you can call the issuing authority and verify their licensing is in good standing.
What are the risks? Generally contractors without licenses don’t have them for a reason, which is a huge red flag. Licensing requires passing written tests on codes and building practices, experience requirements and many other aspects that prove you are competent at what you are doing. If somebody isn’t licensed there is probably a really bad reason why not.
Q Do you carry general liability insurance?
A Make sure the company you are considering carries general liability insurance. This is the insurance that protects your home from damage or negligence of the contractor, his employees or any sub-contractors he hires and brings on your property. A one million dollar policy is the standard of the industry. Also, remember that anyone can say they are insured, make them prove it with a copy of his insurance certificate, check the expiration dates, you can call the issuing authority and verify their insurance is in force.
Q Do you carry Workers’ Compensation Insurance?
A Make sure they carry workers’ compensation insurance. It protects you from liability if a worker is injured while on your property. Be aware that if the contractor doesn’t carry workers’ compensation coverage, you will be liable for any injuries suffered by the contractor or any of his employees on your property.
If the contractor is a one-man operation, he can be exempt from having to carry workers’ compensation insurance. Ask him to show you his certificate of exemption from workers’ compensation. This is very risky for you, though. If he shows up with a helper and the helper gets hurt, with no workers’ compensation insurance, you may have to pay the medical bills. If the uninsured contractor is sloppy about verifying his sub-contractors’ workers’ compensation insurance and the sub-contractor gets hurt, again you may have to pay the medical bills.
Q What are the risks if there is an injury in my home and the general contractor does not have workers’ compensation insurance?
A Basically if anyone gets hurt while working on your home and they aren’t covered by having workers comprehensive insurance coverage, you will be responsible by law for their medical treatments, which can be as simple as a few thousand dollars for a minor injury to hundreds or thousands for a major one.
Bottom line – It is always safer to deal with a fully insured contractor.
Q Do you provide references in writing?
A A good contractor will be happy to provide you with dozens of written references. One of the best ways to gage a companies abilities is by talking to their past customers. Ask them how well the company met their promises, did they deliver on time, and most importantly would you hire them again or recommend them to others? Ask them what they like the most about working with them and what they could have improved upon.
Q Who will be in charge of the job when it starts?
A Make sure the contractor himself or one of the high-level foreman/lead carpenters is on the job daily whenever work is being performed, especially when sub-contractors are being used. The responsible party must be intimately familiar with all aspects of your project. Remember, If you won’t be home during the construction, you will be leaving your house unlocked or leaving a key with the contractor. You must feel comfortable. You can’t be worried about what is going on when you are not home.
Q Do you pull all the required building permits?
A Some contractors hate to pull building permits because they add costs to the project and slow a project down, but it is very important that your contractor pull all required permits. This is your only assurance that things will be done to code. Inspections put a independent 3rd party in your corner and offer you protection. Also most homeowner’s insurance policies will only cover your home for work that is properly inspected.
Some contractors may ask you to get the permits. This is usually a warning sign that they are not able to pull the permit because they are unlicensed or the work is outside of their license.
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The Top Ten Mistakes Consumers Make When Hiring a Contractor
Q Do I go with the lowest bidder?
A According to Consumer Reports, the biggest mistake consumers make is “being seduced by the price alone.” Would you hire the cheapest surgeon in town to operate on you or a member of your family? There is a saying, “Some of the most expensive work you will ever pay for is cheap work.” Consider that your home is your biggest investment, and you should always think long-term when it comes to doing remodeling and also consider the effects saving a few dollars now will have over 3, 5 or 10 years of living there. “Some contractors use low quotes to win the job, then jack up the price later,” says New York Assistant Attorney General Nick Garin.
Your most important tool in evaluating the cost of a project is the value of what you are getting for your money. Low prices are usually a trade-off for cutting corners in materials, workmanship or warranty. Remember that most average paint jobs, tile installations, or other aspects of the project can look good when completed,. The true test is how will they hold up over the next 18 months, 5 years, 10 years? Did the painter use a proper primer or just paint over things ensuring in a year the paint will begin to peel? Did the tile setter install the proper underlayments or just tile over the problem, ensuring the grout will begin cracking next year? These differences are usually the difference between a lower and a higher estimate.
Q What kind of contract will protect me?
A Insist on a written contract. The contract should be dated and include your name and address as well as the contractor’s name, address, phone number. It should also contain a detailed description of the project (the scope of work)–including plans, materials, sometimes model numbers, quantities, colors, and the approximate starting and completion dates. It also should outline how changes in work orders will be handled and the notice required for cancellation.
Finally, specify a payment schedule. The contract should allow you to schedule your payments at different stages tied to completions of specific aspects of the project. Have a final payment due upon completion and your satisfaction.
Q Down payment, how much is too much?
A Avoid contractors that require large down payments. A small deposit to schedule the work is fine, 10% is standard. If a company needs a large down payment this can be a warning sign that all is not right. Stable companies don’t need their customers down payments to pay for materials or worse to pay for company overhead. Other warning signs, being asked to write a check to the contractor personally instead of to the company, or being asked to pay cash.
Q Do I really need to check references? If so, how many?
A A good contractor will be happy to provide you with dozens of written references. When speaking to the contractor’s customers, ask such questions as:
• Did the contractor keep to the schedule and the contract terms?
• Were you pleased with the work and the way it was done?
• Did the contractor listen to you if you had a problem, and seem concerned about resolving it?
• Did the contractor willingly make any necessary corrections?
• Would you hire him again?
• Would you recommend him to others?
You may also wish to check the contractor out with your local building department, trade association or union, local consumer protection agency, consumer fraud unit in your city or district attorney’s office, and the Better Business Bureau. Call these organizations to see if they have information about the contractor you are considering.
Q Do I wait to speak to a contractor after I know what I want–or can I start the process right away?
A It really depends on you, your expectations, and how much direction you may need. An experienced general contractor can often point you in the right direction and give you options based on your general preferences which can help move you forward with your project. — Chris Vejar, Owner, Roc Doc Construction Inc.
If you don’t know what you want, you might not like what you get. Also, if you change your mind and change the job halfway through, the contract, the price will change also (Hint: it won’t get cheaper). Know as clearly what you want done as possible. You don’t have to know the details of each and every facet of what you want done, but you do need to have a good idea of the broad things you want. Changes midway will keep increasing the price, especially if completed sections of the project have to be redone.
Q Should I ask questions regarding the details of how they work?
A I can’t stress how important this information can be to you. Ask questions such as how do they perform their work, what time do they start, how will you protect my carpets, how will the trash and debris be handled, do you work straight through a project? The answers to these questions will give you a clear picture of what type of contractor you are dealing with.
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