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emodeling projects tend to bring out the weekend warrior in all of us. Let
loose in a hardware superstore, we begin to believe we can tear down any wall
and rebuild it ourselves in three days without breaking a sweat, let alone
our backs.
However, while most of us would like to think we're the next Bob Vila,
the truth is that we're probably closer to "Home Improvement's" Tim Taylor.
Building or remodeling on your own is likely to cost you more time and money
than you imagined, and more aggravation than if you had hired a professional
general contractor.
The benefits of using a reputable general contractor usually outweigh the
costs. Here are some questions to consider as you plan your next major
construction project and to ask prospective contractors should you decide the
do-it-yourself route is not for you.
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Useful resources
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What is the role of a general contractor?
A general contractor oversees the entire construction project. He or she hires the
individual subcontractors (plumbers, painters, electricians, and so forth) and
sequences their work. He researches any zoning requirements and obtains the
necessary permits and inspections. Overall, he is responsible for keeping the
project on time and on target.
"A general contractor orchestrates his client's wants, desires, and budget
with his team of subcontractors, suppliers, and employees," says Rosie Romero,
host of a weekly home-improvement radio show and owner of Legacy Custom
Builders in Scottsdale, Ariz. "He says, 'Here is the client, the budget,
and our target,' and puts together a road map of how to get there."
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What traits do I need to be a successful do-it-yourself (DIY) general
contractor?
According to the National Association of the Remodeling Industry (NARI), in Des Plaines, Ill., successful DIYers are patient, persistent people who have the time, knowledge,
and determination to see a project through to completion. They enjoy the physical
work and mental challenge, and can thoroughly plan their project from "A" (architect) to "Z" (zoning
permits). They've prepared for the stress that accompanies such projects and
have made contingency plans should something go awry.
"Many people don't realize they don't have the tools, expertise, or time
to see a project through," says Steve Gonzalez, a general contractor in south
Florida and author of
"Before You Hire A Contractor: A Construction Guide For Consumers" (ISBN 1891264656).
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For help financing
your project, talk
to our loan officers
at PCCU.
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What are the advantages of being my own general contractor?
Aside from the satisfaction, most homeowners who opt for the do-it-yourself
route do so because they think they'll save money. Like a plumber or
electrician, a general contractor is paid for his services, usually at a rate
between 10% and 25% of the project's total cost. By cutting out the
general contractor, people think they'll cut their costs.
"I thought it would be a lot more affordable for me to do a lot of the
work myself," says Deborah Knuckey, an author in Washington, D.C., who served
as her own general contractor while renovating her four-unit building. "I did
save money, but it was in the difference between hiring specialists and
hiring the most affordable people. I soon discovered the quality
differential."
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What are the disadvantages of being my own general contractor?
Doing it yourself usually costs more than you anticipate. Granted, the
competitive pricing at hardware superstores might save you as much money on
building supplies as a general contractor can. But you're likely to lose some
of that profit margin on the labor end.
First, there's the damage factor. As Knuckey discovered, she got what she
paid for when she hired the cheapest contractors. Because of poor
workmanship, she had to hire another contractor and pay twice to get the job
done right.
In contrast, general contractors usually keep a short list of reliable
subcontractors on whom they call often. "People need to take into
consideration the quality of work they want done," says Lee Zajic, co-owner
of NW Renovations and Design Co. in Portland, Ore., and a trustee on
the National Association of Home Builders' (Washington, D.C.) National Remodelors Council. "When
you hire a general contractor, you're also hiring his team of subcontractors
whom he does work with on a regular basis."
Second, realize you're investing your time as well as your money. As
general contractor, you're the one calling to get bids from and to line up
the 15 to 30 subcontractors needed for the typical project. Given the booming
construction and remodeling market, many subcontractors give low priority to
smaller jobs and DIY jobs. "Private homeowners get put on the bottom of the
list," Zajic says.
Once you successfully hire your crew, you must be available to let in the
workers, answer questions, and keep an eye on their progress. Those runs
between work and home may cut into your day as well as your productivity.
"It's easy to forget that time is money," Knuckey says. "People shouldn't
underestimate how much time it can involve. If you're busy working full time,
being your own general contractor is feasible, but it's really difficult."
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The benefits
of using a
reputable
general contractor
usually outweigh
the costs. |
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If I decide to hire a general contractor, what credentials should I look for?
Since just about anyone can put on a tool belt and call himself or herself a contractor,
it's no wonder that remodeling is one of the Better Business Bureau's top
industries for complaints. With some diligence, you can find a reputable
contractor who meets not only industry standards but your own.
• First, ask a prospective contractor for his business license and the name
of his insurance provider. Then call to verify both are authentic. Reputable
contractors not only will be licensed by the state but will carry workers'
compensation and property damage/liability insurance.
In the 25 states that don't regulate residential contracting work, ask
for a driver's license, suggests Gonzalez. "That way you know who they are
and where they live so you can get a hold of them," he says. "Reputable
contractors will give it to you."
• Second, check out a contractor's sources. Ask for referrals to current
and past clients whose projects were of comparable scope to yours. Visit his
past projects to inspect his work. Call his suppliers and subcontractors to
check if he pays his bills on time. Also, call the local building inspection department.
"Ask what they think about his work, if he gets a lot of red flags, or fails
inspections," Gonzalez says. "They're the best consumer advocate and
reference you can find."
• Third, ask how long the contractor has been in business overall as well
as under his current name. Be suspicious of contractors who've changed
letterhead often; they may be dodging their past.
Lastly, look for contractors who belong to industry associations such as NARI (National Association of the Remodeling Industry) and NAHB (National Association of Home Builders). Membership indicates a dedication to their work and an interest in
keeping up on the industry.
After her do-it-yourself debacle, Knuckey interviewed general contractors
for her next project. She since has found a reliable, reputable general
contractor whom she has used often and freely recommends to others. "You're
screening for competence and hiring for chemistry," she says. "It has to be
someone you trust."
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A general contractor
is responsible for
keeping the project
on time and
on target. |
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Remodeling information and finding a reputable contractor:
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