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What to consider when hiring a building contractor
With construction complaints ranking higher than ever among many consumer
bureaus and protection agencies, homeowners and business owners alike are
looking for fast answers to their building questions. But is there an
immediate solution? Consumers can protect themselves from problem situations
by becoming educated about various aspects of building and taking an active
part in planning their projects.
Here are several points on how to avoid problems:
Get at least three estimates. Whether you contact a contractor through a
referral from a friend or by any other means, do not be in a hurry to make a
decision. Meet with a minimum of three contractors to discuss your project and
to get a general impression of which contractor you would be able to
communicate with best.
Confirm estimate charges, if any, with each contractor before they meet
with you to discuss your project. Many contractors offer free estimates, while
others charge a fee which may or may not be deducted from your contract amount
if you decide to use them.
Obtain license and insurance documents. When considering a contractor, be
sure to get copies of all license, registration and insurance documents and
CHECK THEM FOR VALIDITY. Call the licensing facility, agent or carrier for
each document and confirm the expiration dates. As an added precaution, ask
the contractor to see his driver's license. Then confirm that the name on the
documents matches the name on the driver's license. Do not accept a business
card and the contractor's word.
Confirm the type of insurance the contractor carries. In most states,
worker's compensation, general liability and property damage are required. In
some cases, however, contractors can apply for exemption from worker's
compensation insurance and still pull permits. Work may then be completed by
the contractor through the use of subcontractors who must carry the insurance.
In instances where neither the contractor nor the subcontractors carry
worker's compensation insurance and a worker is injured, the liability may
fall on the owner. Be sure all workers on your project are covered by a
worker's compensation policy, whether individually or through their employer.
Liability insurance generally protects you from loss due to theft, damage or
injuries to persons other than workers who may get injured on your project..
Request a list of references. This is important whether or not the
contractor was referred by a friend. When calling references, be sure to
inquire about the contractor's financial responsibility on the project. Ask
whether or not releases of lien were received, what percentage of the total
contract price was required prior to the contractor commencing the project,
and what percentage of the contract amount was retained at the end of the
project.
Schedule appointments with referrals. Request to visit the homes to see the
quality of work done by the contractor. Choose referrals whose projects are
similar to your own. If possible, visit a project in progress.
Check complaint records with consumer protection agencies and Better
Business Bureaus as well as your State Department of Consumer Services and the
Department of Professional Regulation. Inquire about complaints, fines,
suspensions or other reprimands, if any, the contractor has received. Ask
whether any problem situations are still unresolved. Also check reputations
with supply houses the contractor uses. Visit projects of previous clients
who have had jobs done which are similar to yours.
Learn about material quality by obtaining samples and making comparisons.
This can be done with most any material that will be used on a project. Lumber
grades, finishes and fixtures in particular are often disputed between
consumers and contractors. Being specific in the contract agreement will help
alleviate disputes and insure that you get what you pay for.
Learn about the lien law. The construction lien law allows for persons who
have performed labor and/or provided materials for a construction project and
have not received payment for their goods and/or services to make legal claim
for payment against your property. By learning about Notices of Commencement,
Notices to Owners and Lien Releases consumers can protect themselves from
paying twice. Check your state's requirements.
Be specific on your contract. The effort you put in will save you both time
and money. Being specific helps insure proper bidding guidelines for
contractors pricing your project. Include in your specifications types and
textures of plaster, carpet, wallpaper, paint, doors and fixtures. Give colors
and model numbers where applicable. Should you want two coats of paint in each
room, specify it in writing. In cases where you are undecided, provide for a
purchase allowance which gives you the opportunity to choose the product you
want after the contract has been signed. Provide each contractor with a full
list of your specifications upon your first meeting. Each page of
specifications should have a place for both the owner(s) and contractor to
sign and date and should become part of your contract.
Check on warranties and guarantees. Make sure the contractor's methods of
installation meet the requirements of the manufacturers. If they don't, your
warranty or guarantee may be voided. Be certain that all written warranties,
including duration, are included in the contract agreement.
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