What to Ask a Contractor Before Starting Home Repairs

Home owners who have never hired a contractor for home repairs often approach the task anxiously, especially if they have heard or read about the all-too-frequent horror stories. Any home owner who has seen the 1986 movie “The Money Pit” (Tom Hanks, Shelley Long) should of course repeat “it’s only a movie”.

My homeowner clients often ask me (as their engineer) to recommend a contractor. Although I do provide recommendations, I emphasize that the owners must obtain adequate information by asking questions. Owners should also obtain quotes from two or more contractors.

INFORMATION WITH QUOTATION
Except for perhaps a very small project, a written quotation should be obtained from each contractor bidding on the work. The quote should include the following information;
1. Clear, detailed description of work to be performed. For large remodeling projects, design documents may be necessary. If applicable, design documents should be referenced in the written scope of work. The issue of design is discussed below.
2. Proposed schedule and provisions for delays, both expected and unexpected.
3. Working hours and conditions of work, such as requirements for keeping the site free from hazards.
4. Standard regulations that govern work, including contractor license. Provisions about a building permit should be included.
5. Evidence of insurance (general and workers compensation).
6. Provisions to govern “change orders”, which are changes made or requested by the owner after construction proceeds.
7. Cost breakdown as appropriate considering the size and complexity of the project. Costs for various options should be listed if applicable.

Any “standard” agreement proposed by the contractor should be reviewed very carefully by the owner. Such “standard” agreements are always written to favor the contractor, sometimes unfairly. For any project, attorney review of a written agreement should be considered. For larger (more costly) projects such as a large addition, attorney review should be considered even more. The owner should propose (or insist on) reasonable modifications and additions to a written agreement submitted by the contractor. If the contractor attempts to resist such reasonable modifications, the owner should look for another contractor.

ADDITIONAL INFORMATION WITH OR AFTER QUOTATION
If a quotation appears reasonable, owners should obtain the following additional information. If this information is obtained verbally, owners should of course take notes;
1. Qualifications and experience of persons responsible for construction work. For larger projects, focus should be on qualifications and experience of persons responsible for supervision (project manager or foreman).
2. Experience with similar projects. Focus on more recent experience and (especially) on the experience of construction supervisors.
3. References, especially for larger projects

ROLE OF CONTRACTOR
A key issue to consider upfront is the proper role of the contractor, which is often not understood by home owners. For any project involving construction work (as opposed to maintenance), there are two basic functions to consider; design (or planning) and construction. Design is essentially the planning process required to determine what work must be performed to obtain the intended result. Although a contractor may perform some or all of the design function, the primary role of the contractor is to perform construction in accordance with design requirements.

DESIGN
Design results in a set of instructions that are usually written in some form. For large projects, design documents will include drawings (plans) and written specifications. For small-scale projects, such as remodeling a bathroom, a homeowner may be able to perform much of the basic design function.

An experienced, qualified contractor should also be able to perform the design function, working with the homeowner. Additional design assistance can usually be obtained from fixture suppliers or equipment manufacturers. Even large additions and completely new homes are sometimes designed by a contractor (builder), although a design professional (architect, engineer) is required in many states.

The essential point to understand, especially for larger projects, is that the person or persons responsible for the design function must be qualified. Failure to understand this essential requirement has resulted in untold numbers of unhappy homeowners (along with lawsuits) after grossly defective work becomes evident.

Design documents (properly prepared) are essential to ensure (or at least try to ensure) that different contractors provide bid prices for the same scope of work. Without design documents, it is very difficult for the homeowner to determine the differences between the scope of work that each contractor is using.

When a licensed design professional (architect, engineer) is necessary or desired, the homeowner usually hires the professional. The design professional may also provide inspection activities for the owner.

For some projects, a general contractor will provide design services, along with construction. If necessary, the contractor will hire an architect or engineer. This method of project delivery is known as “design-build”. Although a design professional always has an obligation to protect the public, design-build can be problematic for a homeowner due to the inherent potential for conflict of interest.

John F Mann, PE
Structural Support
1212 Main Street, Suite 2
Belmar NJ 07719
732-556-6080
jmann77@optonline.net

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