If you are planning a major remodel, consider whether you will need an architect or designer or if a contractor alone will do. Generally, if you are planning to do structural work that involves building or removing walls, you will want to call an architect. Architects are usually the priciest of the three options, but they can draw plans acceptable to building department officials, solicit bids, help you select a contractor, and supervise the contractor's work to ensure that your plans and time schedule are met. Architects must be licensed, and some even double as contractors.
Designers can do much of the above, but if stress calculations need to be made, designers need to engage state-licensed engineers to design the structure and sign the working drawings. Most states do not require designers to be licensed.
Contractors can also be skilled draftspeople, able to draw working plans acceptable to building department officials. They are limited, however, in the same way that designers are.
Many architects are members of the American Institute of Architects, and many designers belong to the American Institute of Building Designers. Certain home areas, such as kitchens and baths, have their own associations. Each association has a code of ethics and sponsors continuing programs to inform members about the latest building materials and techniques.
Architects and designers may charge for time spent in an exploratory interview, while a contractor may simply charge a fee or percentage of the project. For plans, you will probably be charged on an hourly basis. Architects and designers also often will agree to actively supervise construction, usually for either an hourly or a set fee based on a percentage of the project. Take advantage of this offer. With any of these professionals, make sure they describe the scope of their services in writing before performing any work.
When discussing a home renovation project with a home remodeling contractor, inevitably the issue of licensing comes up. At the front of his or her portfolio, the contractor may have a copy of a state license, along with a print-out showing a clean record of consumer complaints, penalties, or fines.
A few remodeling contractors may even make a big issue of licensure, saying that this is proof positive of a good local reputation and that superior work on his part is guaranteed.
How to Manage the Project
Once you decide to hire a contractor you should know how to effectively manage him. Since we’re discussing home repair and maintenance issues, the contractor’s work will probably be done quickly versus a large home renovation project or new construction. Even so, there are some guidelines to follow in managing the work of anyone you hire to work on your home.
Hire a licensed, insured contractor.
Define the expectations of both parties (you and them) and manage to those expectations.
At a minimum, have a signed document (a contract, or signed and accepted proposal) that outlines what they will do for you (called the Scope of Work), define how much it will cost and where time is an issue define how long it will take and when they will start and finish.
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Define the payment terms before work is started and make the terms part of your signed document.
Define your expectations and requirements for clean up of their work and protection of surrounding areas as part of the signed document (for example a roofer must protect your landscaping during a roof tear-off and clean up any debris.)
Discuss the rights of the contractor to access the home when you’re not there, if required, and the use of your water, electricity. (NOTE: Try not to have the contractor in your home when you’re not there. This protects you and them.)
Before the contractor starts work, have a friendly conversation about what you want them to be careful with if you have any concerns about things.
When the work is going on, generally leave the contractor alone. Be friendly but don’t get in the way. Casually observe what they are doing. If you are concerned about something you see, ask the contractor about it, but try to let them get their work done. Contractors make their living by getting in and out of a job efficiently.
The "EXTRA": The most difficult issue you may experience is the possible request by the contractor for a “Change Order” or “Extra”. This results in added cost to you, which is why you need a clearly defined scope of work. A request for a Change Order is reasonable ONLY if the contractor runs into a situation on the project that was not reasonably anticipated by him, or is a change in scope by you.
If you do get a request for a Change Order, review it with the contractor in fairness. If it is a change in scope, or resulted in taking more time due to something you did, you should review and pay it if you think it’s fair. If it’s something that was always part of the scope, you have a more delicate situation and may need to stand firm based on the terms defined in your signed document. If the contractor assumed scope they did not have to perform, you could possibly use that in negotiations as a trade-off. Bottom line? If you need to negotiate a price on a Change Order you both did not anticipate, try splitting the difference with him. Rapport and fairness go a long way in resolving these issues.
When the repair or maintenance work is complete, make sure you review the work, in person, BEFORE you make final payment to the contractor. Make sure the jobsite is cleaned as expected and the work looks good. Do not be rushed into final payment for any reason.
If you’re happy with their work, tell them. Like you and me, they are people trying to do a good job and they take pride in what they do for a living too.
How to Select a Good Contractor
This may seem daunting but it’s really pretty straightforward. A good tip I can give you is try to select contractors you may need on an urgent basis before you need them. Why? Because if you have an emergency repair and need to find someone quickly (who is also good and fair) you don’t have time to go through a lengthy selection process. And the WORST thing you can ever do is picking someone from the Yellow Pages without interviewing them first. I’m not talking about getting a bid for work you don’t need, but try to at least get the names before you need them of some well recommended emergency contractors, like a plumbing or heating contractor.
The easiest, and one of the best ways to select a possible contractor, is to get references from friends, family or a Realtor you trust. Please, do not just use the “Yellow pages” and hire someone.
Once you have some names, meet with them, look for “chemistry” or rapport between you and them and observe their level of professionalism. Courtesy, respect, punctuality and the ability to communicate are some of the most important attributes a contractor can have next to their basic competency. Actually, no matter how good someone is, if they don’t click with you on these points, don’t hire them.
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Period.
I’m sorry to say that I have to suggest you should also be observant for signs of substance abuse such as alcohol or marijuana. If you suspect anything here, do not hire the contractor.
Here’s a checklist of things to consider when selecting your contractor.
Let’s use ratings of “Best”, “Good”, “OK”, “Fair” and “Reject” to classify some of these items.
Getting Names of Possible Contractors:
You have had good personal prior experience working with contractor [BEST]
Reliable referral from direct experience of family or friends [GOOD]
You know of the contractor's reputation but have no direct experience [OK]
You found them from a trade association or general advertising [FAIR]
State Contractor Licensing (they must provide the number if licensed):
Licensed; has never had a complaint filed or had disciplinary action taken [BEST]
Licensed; has no prior complaints filed for at least 3 or more years [FAIR]
Licensed; current complaints or actions against them within the past 3 years [REJECT]
Contractor has no license [REJECT]
Insurance (ask to see their certificates):
Workman's Compensation and General Liability [BEST]
General Liability only (bodily injury and property damage) [GOOD]
Contractor has no insurance [REJECT]
Business Longevity:
In business more than 10 years with the same name [BEST]
In business 5 or more years with the same name [GOOD]
In business 1 to 5 years with the same name [OK]
New business under 1 year [FAIR]
Stability and Permanence:
Has a physical business office and address [BEST]
Has only a Home office or answering service [FAIR]
Cell phone contact only, no office [REJECT]
Reference Check (yes, you should check references)
Positive prior current references from at least 5 customers [BEST]
1 to 4 positive references from past customers [FAIR]
No real references or negative references provided [REJECT]
Experience
Specializes in the work you want performed [BEST]
Can perform the work you want but also does other types of work [OK]
Little to no experience in the work you want performed [REJECT]
Scope and Price: (All Items are Required)
Detailed description of the scope of work
Assumptions (if any) are clear and accurate
Contractor DID NOT offer discount to “sign up now”
Contractor will Guarantee the work
All verbal Contractor representations are in writing
No more than 25% to 33% asked for up front
Final payment not required until work is complete
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 ATLAS CONSTRUCTORS, Inc
1115 Kinney Ave #27
Austin, Texas 78704
512-902-4962
1-888-486-3158 fax
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