How to select a contractor
Let’s not beat around the bush with a fancy title! This is what everyone wants to know when diving into a renovation project. Whether its a bathroom remodel, a kitchen renovation, a basement buildout or you are completely remodeling the entire home into a high performance, energy efficient paradise, you want a contractor with whom you can have complete comfort. So lets look at the qualifications of a great contractor.
Licensed, insured, bonded. Every joe schmo contractor out there likes to write this on their work truck. But what does it mean? Most use the word licensed to mean they are a registered business with the state. This is good, but so what? If they are a painter, flooring installer or otherwise unlicensed trade subcontractor, then that’s legitimate. But if you are hiring a contractor to manage your renovation project (over $2,500), then Georgia law is clear that they must carry a contractor’s license, not just a business license. This could be a general contractor’s license, a residential-light commercial license, or a residential-basic license. In the residential remodeling and construction world, the latter is plenty sufficient. Insured is obviously a good thing but have them provide a Certificate of Insurance showing general liability and worker’s compensation. Then (critical step), contact the listed insurance agent for varification of validity. Contractors have been known to purchase a policy to get the certificate and then cancel the policy so they don’t have to pay premiums. Bonding is required by the state under certain conditions. It would be reasonable to ask for a copy of the bond certificate because to file a claim against the bond, you have to know the name of the surety company.
Background. Experience counts, quite a bit. But don’t give it more weight than it deserves. A contractor who has been in business for two years may prove to be a better contractor than a 20-year contractor. This is because mentality and character play a huge role in the value of the experience. The 20-year contractor may have learned just enough to complete projects and keep review ratings above 4.0 and have little interest in staying current on best practices and new products and materials. The two-year contractor, on the other hand may be more driven to satisfy customers through advanced continuing education and research into new products and materials that could better serve their scope. Don’t be bashful about asking questions about their professional history.
Character. This is probably the most important of the three, since a contractor with a high-level character will be upfront and honest about the quality and quantity of their background and be eager to provide all of the paperwork. This contractor operates with integrity. This is a word everyone loves to toss around on their website because it sounds good but the proof is in the pudding. If a problem is encountered that would be costly to fix but easily painted over, will integrity rule at that moment? Truth be told, those who genuinely find accountability in God will be of the highest integrity because they are working first to please Him. Of course, a contractor employees many sub-contractors and at some point trust must take over, having confidence that the subs have been properly vetted and meet the strict qualifications of the contractor, himself. So, take time to engage him on a personal level. If you are working with an estimator, ask to interview the project manager or whoever will be your primary contact during the project. Get to know him or her and evaluate the chemistry. You will likely be spending a lot of time and exchanging a lot of money, so make sure this is someone you can trust and respect.
While the budget often rules, don’t let the bottom line be the determining factor in selecting the contractor. Be willing to trim the scope in order to afford the more expensive contractor if he meets these requirement better. Low “first cost” is a dangerous evaluation tool, but “value engineering” a project is something that can be done with the most reputable and highly respected contractors.