When embarking on a home renovation or construction project, selecting the right contractor is a crucial step that can significantly impact the outcome of your project.
The right contractor will not only ensure the job is completed on time and within budget, but will also bring their expertise and experience to create a final result that meets your expectations. Here are several key steps to help guide you in selecting the right contractor for your project.
1. Define Your Project
Before searching for a contractor, it’s essential to clearly define the scope of your project. This includes determining the type of work you need done, whether it's a small home renovation, large construction job, or something in between.
Licensed architects can assist you with developing this plan. The price you pay for a good Architect will pay dividends down the road during construction. It’s always easier and more cost efficient to make changes on paper as opposed to the contractor making changes in the field.
Having a clear and concise set of plans will help you communicate effectively with contractors, making it easier to get accurate estimates, comparative bids, and gauge whether a contractor is suited to your needs.
2. Ask for Recommendations
Unfortunately, New York State does not license contractors. An ordinary person could wake up one morning, run to the local hardware store, purchase a hammer and become a contractor. Believe it or not, NO educational standard is required in New York to be a contractor.
This means that asking for recommendations is especially important. Start with friends, family, or colleagues who have had similar work done. If you are partnering with an architect, a big advantage is that he/she can suggest contractors that they have had good experiences with. Don’t be afraid to contact your local Code Enforcement Office and ask them questions regarding similar construction projects within your community.
Personal referrals are also one of the best ways to find reliable contractors who have a proven track record. You can also check local online reviews or visit reputable websites like Angi (formerly Angie's List) or the Better Business Bureau (BBB) to get feedback on contractors in your area. Make sure to ask for recommendations from individuals whose projects were of similar scale and type to your own.
3. Research Credentials
Once you have a list of potential contractors, check their credentials and verify their insurance.
REMEMBER, unlike many states where contractors must be licensed, New York does not have that requirement. Many contractors do not possess the basic knowledge of the New York State Fire Prevention and Building Code (the “Uniform Code”) and/or simply are unable to read the multiple span tables that are located within the NYS Uniform Code.
As to insurance, New York State requires Workers’ Compensation Insurance (WCI) only if your contractor has employees. General Liability Insurance is not required. Legitimate contractors will carry both WCI (if they have employees) and general liability insurance. Insurance, including general liability and worker’s compensation, protects you from potential liabilities if something goes wrong on the job site.
In addition, check if they are members of any professional organizations, such as the local Home Builders Exchange (residential) or the Builders Exchange (commercial) which can be a sign of credibility and ongoing education in their field.
4. Interview Contractors
Set up interviews with at least three contractors to discuss your project. During the interview, ask about their experience with similar projects, their approach to obtaining building permits, project management, and their timeline.
Don’t hesitate to ask for references from past clients, and follow up with them to inquire about their experience. A good contractor will be transparent about their work history, discuss the need for a well thought out set of plans to price the project, and will offer a portfolio of past projects that showcases their quality of work.
Pay attention to their communication style and how comfortable you feel working with them; good communication is essential throughout the project.
If your project doesn’t require a set of architectural drawings, ask the contractor how he/she will determine the cost of the project. Ask to see some of their past drawings that they used to price a project. You can tell a lot about a person’s expertise just by looking at a drawing.
The more detailed the drawing, the greater knowledge of the subject matter, and the more accurate the cost. A “Kindergarten” sketch with a shopping list of materials IS NOT a well thought out plan. Ask how the contractor developed footing sizes, beam sizes, joist sizes, or rafter sizes (if applicable).
5. Get Multiple Bids
Request written bids from each contractor based on the same scope of work. This will allow you to compare their pricing structure and identify any discrepancies in how they estimate costs.
Be wary of unusually low bids, as they could indicate that a contractor plans to cut corners or may not fully understand the scope of your project. On the other hand, a high bid doesn’t necessarily guarantee high-quality work. Consider the contractor’s experience, reputation, and level of service when evaluating bids. In the end, you get what you pay for.
6. Review the Contract
Once you’ve chosen a contractor, make sure to review the contract in detail before signing. The contract should outline the project scope, payment schedule, timeline, and any warranties or guarantees on the work. Ensure that it includes a clear description of materials, labor, and any other expenses.
A well-written contract protects both parties and helps prevent misunderstandings down the road. Drawings are also part of the contract. The better defined the drawings, the better the chance of a mutual understanding of the project.
A good contractor will clearly define the project payment schedule for you (depending how big the project is). A Heating Ventilation and Air Conditioning (HVAC), plumbing, or electrical project may have a very simple schedule. A percentage up front to start and the remainder upon completion. More complex projects may have multiple payments with maybe five percent to ten percent remaining at the completion of all work.
ONLY MAKE THE FINAL PAYMENT WHEN YOU ARE COMPLETELY SATISFIED WITH THE WORK AND NOT BEFORE THEN.
If a building permit is required for the project, only make the final payment AFTER the code enforcement officer has made all his/her inspections AND you have received either a certificate of occupancy OR certificate of compliance for the work completed under the building permit. A good contractor will not strong-arm you into making full payment until all work is completed to your satisfaction.
7. Trust Your Instincts
Finally, trust your instincts. If something doesn’t feel right or you feel uncomfortable with a contractor’s behavior or attitude, it’s okay to walk away and continue your search. A good contractor should inspire confidence and demonstrate professionalism throughout the entire process.
One of the contractors that I recommend is New Frontiers LLC. They have some good information on their website at New Construction Homes & Barns | Upstate New York, including an article on blueprints and drawings as we discussed above.
Selecting the right contractor for your project requires careful research, interviews, and comparisons. By taking the time to define your needs, ask the right questions, and ensure the contractor is properly qualified, you’ll be more likely to hire a contractor who will complete your project successfully, on time, and to your satisfaction.
Until next time,
Dan Berkhoudt, Architect
Dan Berkhoudt, R.A., is an experienced architect working in the Utica, Rome, and Central New York area. He specializes in new building construction and renovation, both commercial and residential. Call 315.534.4407 or contact him here.
Leave a Comment