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Angie's Answers

?
Todd said it best.

An itemized list / cost breakdown, more often than not is used against the contractor when it is shared with other builders who will then beat it.

Good contractors use good people, and good people cost more.  Just the cost of having the appropriate insurance / bond can be the difference between winning a job or losing it ot a 'lower bid'.

It is the rule of three; there is Good, Cheap and Fast.  You can have any two:  Good and Cheap, won't be Fast; Good and Fast, won't be Cheap;  Cheap and Fast, won't be Good!

When comparing bids, it isn't the cheapest or the 'nicest' person you should select.   You should understand why there is a large price difference (it shows there are gaps in your design program or what you have asked for specifically, which means there may be arguments later).  If most of the bids are in line, and one is way high or way low,  you want to know why before dismissing or selecting them.

A price-only decision almost always costs more in the long run. 

Good luck!
?

No.  Heck no.  Here's a good example.  We very recently needed to find someone to install about 500 square feet of exotic wood flooring (we already have the materials).  We contacted about 12-15 top-rated Angieslist contractors.  Out of the few who did get back to us, we got 5 quotes, 2 of them were literally just over the phone.  They "didn't feel it would be necessary to even see the space". 

 

Here were the bids: 

$4000 (sight unseen), $2800 (sight unseen), $2500, $1500, $1450

 

We didn't "share our budget for this".  Why would we?  We asked them to bid the job.  That's it.  All of them should be well-qualified and they are all highly rated.  We were interested in how THEY value their time/resources - for an apples/apples job. 

 

Do you still think that you should tell them about your budget?  Your choice.  From my standpoint it isn't their business.  I'm asking them to bid on a project.  Invariably I'll get some very high bids, medium bids and a few more reasonable ones - ALL from "highly rated contractors". 

?
For this type of job, you need plans and specs from an Architectural/Engineering firm before thinking about contractors - and to get a building permit. Ben's method would work and done incrementally could cost well over $100,000 plus as he says, but this not really the most economic way to approach this big a job. A House Mover or Foundation Underpinning specialty company can usually slide your house onto a whole new foundation, or jack it up on steel beams and hold it there while a basement is dug underneath it, without any intermediate piers. The jacking/move cost would probably be on the order of $30-40,000, and a new basement probably about $40-50,000 - rough ballpark, though I have been involved in some 1000-1500SF single story jobs that went for under $70,000 total. I have been involved in a fair number of these type jobs - and the way the numbers come out, if there is room on the property to move the house, it is almost always nearly as cheap or cheaper to build an equivalent square footage (basement plus ground level) addition rather than add a basement under the house, and that way your new footage is half above ground so worth more on resale, plus you do not lose use of the house for a month or two. Second cheapest is usually sliding house to a new foundation, if property is large enough to do this - though house is totally cut off from utilities for a week to three. Most expensive, and usually only done in tight city environments or with full 2 story or higher houses, is adding the foundation in place, though your utility interruptions should be on the order of hours at a time rather than days or weeks. Talk to an architect - I think you will quickly lean towards the addition option rather than adding a basement - it is just too expensive to deepen foundations in most cases, plus you WILL get cracking in the house and possible water and sewer pipe problems in a move/underpinning job, which is not the case with an addition. This become more likely the case since you want to add 8 feet off the back of the home anyway - so why not just enlarge the addition and do it all that way - MUCH simpler, and MUCH less disruption of your life, and you get much higher resale return on your investment.
?

Herlonginc's answer stated that it is not the contractor's job to pay for materials and labor to do the job. I say baloney - a reputable, established contractor has the funds (or a business operations line of credit) to "carry" the job between interim or partial payments, each of which should be keyed to completion of distinct easily measured mileposts in the job, and for a homeowner I would say should be in not more than 20% increments for jobs exceeding a week or so. For shorter jobs, then an initial payment, 50% completion, and completion would be normal. His cost of carry funds is part of his cost of doing business, and is figured as part of his overhead.Bear in mind when he is buying materials and paying labor, his materials he typically pays for on a 10-30 day invoice, and his labor typically a week or two after they work, so he is not really "fronting" that much money if you are giving him weekly or biweekly interim payments, on a typical residential job.

If he does not have the funds to buy materials (excepting possibly deposit on special-order or luxury items, which still typically are 10-30 day invoiceable to him) and hire personnel then he is a fly-by-night operation, and he should not be bidding that size job. You should never (other than MAYBE an earnest deposit of not more than the LESSER of 10% or $5000) let the payments get ahead of the approved/inspected work progress - typically payment should be 10-20% BEHIND the progress, with at least 10% retained at the effective end of work until final inspections and completion of the final "punchlist".

That promotes rapid continuation of the work, discourages the all-too common nightmare of contractors taking on more work than they can handle so they leave your job for weeks or months to go work on someone else's job (frequently to start that someone else's new job so he can get the job), and does not leave you out a tremendous amount of cash if he does not finish and you have to hire another contractor to finish the job. Remember, if you have to hire a new contractor to finish the job, he will charge you a lot more than the original bid to finish someone else's unfinished mess.

This may seem cynical, but having started in the construction business about 50 years ago and seeing the shenanigans that a lot of contractors pull you cannot be too safe. You have to remember contractors are like any other people - I would say maybe 10% are outright crooks, another 25% or so will pull a fast one or overcharge if the opportunity presents itself, maybe 30% will do the work but not any better than they are forced to, about 25% are good conscientious reputable workmen, and the last 10% or so are really spectacular - conscientious, fair, and efficient craftsmen. This top 35% are the only ones you should have bidding in the first place. Therefore, only get bids from long-term reputable firms (so you shake out the marginal short-timers with less experience and also generally less ability to finish the job on budget and schedule), only those that have good RECENT references, and preferably with excellent word-of-mouth recommendation from people you know and trust. That way, you are starting right off with the cream of the crop, so hopefully whichever one bids low should be a good choice.

NEVER start with bids, then check the references of the low bidder - why even consider a vendor or contractor who you do not have faith in from the start ? Get references and short-list you possibles BEFORE you ask for bids.

Low bids - that is another matter - commonly the low bidder is NOT who you want, especially if he is significantly lower than several others, which might mean he is desperate for work, made a math error, or did not correctly figure the entire scope of work. You want a reasonable bid with someone you connect with and trust - that is worth a lot more in the success of the job than the absolute lowest bid.

 

All Remodeling Contractors in 08872, NJ

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

*MULTIPLICITIES

27 PARK PL 303

1 Sound Choice LLC

913 New Jersey 23
Pompton Plains

1-800 Construction,Inc

655 Washington Ave.
South Amboy

123 Construction Corp.

677 Yonkers Ave

123 Organize

Local NYC- Westchester

1st Security

8480 Baltimore National Pike

1treehouse

2519 10th Street

25 Painters

189 South Bridge St
Somerville

2BrothersFixerUppers

1963 71st Street

3 King's Custom Homes LLC

114 Stony Ridge Dr
Hillsdale

3-D Contracting Inc.

18 Emanuel St
East Hanover

a & a design

23 White Birch Cir

A & E Brothers Ltd

55-07 Metropolitan Ave

A & H Improvement LLC

162 ceaview Avenue
Jersey City

A & J Remodeling Services

909 Woodland avenue
Belmar

A & S General Contracting LLC

45 Barkley Avenue
Clifton

A & T BUILDERS

2 Ranch Blvd,
Manahawkin

A + Pavers

127 Melissa Ct
Lakewood

A 1 CAPITAL CONSTRUCTION INC

140 Hepburn Rd
Clifton

a and b services

175 lauman lane

A FERRAIOLO CONTRACTING CO

31 HANCOCK DR
West Milford

A Hubert Construction

282 Squankum Rd
Farmingdale

A Kings Touch LLC

525 Alexander Avenue
Linden

A M GENERAL CONTRACTING LLC

45 HILLTOP RD
Howell

A&B ROOFING AND CONSTRUCTION

15 Tyndall Road
Kendall Park

A&E Home Improvement

61 Waring Place

A&E Total Home Improvements, LLC

725 Joralemon Street Unit 187
Belleville

A&F Steiger Construction

141 Grange Street

A&I Home Improvement, LLC

580 Palisade Avenue
Cliffside Park

A&J Custom Builders LLC

80 E 23rd St
Bayonne

A&J Professional Services Inc

PO Box 1054
Plainfield

A&N ENTERPRISE INC

56 BEECH ST
Kearny

A&S Construction

Hackettstown

A'Faros

PO Box 14
Ogdensburg

A'S 1 HOME REMODELING

65 WEST PARK AVENUE
Moonachie

A-1 Interiors & Exteriors

704B Farrand st
Raritan

A-1 Marco T's Inc

183 Crooks Ave
Paterson

A-N-A HOME IMPROVEMENT

31 CENTER STREET
Matawan

A. Lodato Construction LLC.

135 Highview Dr
Little Falls

A. P Siding & Window Corp

121 Terrace Avenue

A.E.Smith Contracting,Inc.

135 Ocean Avenue Suit: 2E

A.T. Construction Group LLC

297 Route 72 W. Suite 35 #209
Manahawkin

A.Valle Construction

373 Stout Ave
Scotch Plains

A1 Build, Llc

193 highland ave
Kearny

A1 H2O

2 Sutton Dr

AAA MacFawn Fire and Flood Restoration

PO Box 13205,1583 Central Ave

AAA QUALITY CONSTRUCTION, LLC.

7 Merritt Ave.
South Amboy

aaa z.a construction

49 krakow st
Garfield

AAK&T CORPORATION

1074 Marc dr
North Brunswick

Abacus Home Improvement

Elmwood Park
Elmwood Park

Abba Construction Group LLC

37 Lake Ave
Eatontown

ABBE LUMBER

200 Avenel St
Avenel

ABC HOME REPAIR

153 Banta Ave
Garfield

ABC Markings Inc.

36 Mill Plain Road,

ABDUL'S HOME REPAIR

1 BAYSIDE TER
Jersey City

Ability Home Services Inc

9307 Avalon Ct
West Long Branch

ABLE CONTRACTING LLC

4000 BORDENTOWN AVE
Sayreville

ABLE ENVIRONMENTAL CO

229 MAIN ST
Andover

Above All Construction LLC

11 robert St
Spotswood

Above All Contractors

1854 Dino Blvd
Toms River

ABOVE ALL WATERPROOFING

PO BOX 86
Raritan

Above Construction

4824 Beach 48th Street

ABREGO Home Improvements

773 Maple Ave
Piscataway

ABS Industries, LLC.

112 W 34th street

Absolute Air Quality Inc

209 Overlook Dr
Sussex

ABSOLUTE DECKS & BASEMENTS

377 HOFFMAN STATION RD
Monroe Township

Absolutely Clean CT

64 Singer Court

Accent Improvements

333 W Clinton St Shop
Haledon

AccuGreen Home Performance

7 Bongart Drive
West Orange

Accurate Construction

42 Virginia St
South River

Ace Home Improvements

342 Rte 9 N
Manalapan

Achromatic

581 Bergen Blvd, Suite 8
Ridgefield

Action Home Improvement

375 Montreal Avenue

AD Tri State Construction Inc

Jersey Shore NJ & Staten Island NY
Howell

Adam's General Construction Corp.

9840 57th Ave Suite 10M

ADBS INC

28 DEL MAR DR

ADI General Contractors, LLC

30 South Plainfield Ave.
South Plainfield

Adir Stucco & Stone Inc

1825 Coney Island Ave

Aero Contracting LLC

27 Dogwood Ln
Emerson

Aerotek Environmental

6 Halter Ct
Mount Laurel

AETOS HOME IMPROVEMENT

969 FOREST HILL RD.

AFFORDABLE CONSTRUCTION

221 CHERRYVILLE RD
Flemington

Affordable Hardwood Flooring LLC

605 Springfield Ave
Newark

Affordable Quality Home Services

1 Holdman Pl
Millstone

AFM Remodeling Corp

2378 eight street

AG Architecture

20 Laurel Hill Road
Mountain Lakes

AG Interior Home Improvements

590 Amboy Ave
Perth Amboy

AGAR Construction CO.IN

Located in Kearny,NJ and Sea Girt, NJ
Kearny

Aging In The Comfort Of Home

41 Sears Ave
Atlantic Highlands

AGRILLO CONTRACTING

23 SHORE DRIVE WEST

Agua Express

2280 grand ave

AHR Design Solutions, LLC

253 Main Street.
Matawan

AI Home Improvement

67-40 Yellowstone Blvd

Aim Construction LLC

230 Northland Blvd

AJ Roberts Home Improvement LLC.

147 Hillside Ave
Newark

AJD Home Improvements LLC

207 linden ave.
Verona

AJN Construction The Garage Expert

15 Grecian St
Parsippany

AK Affortable Home Improvement, LLC

104 N Stevens Ave
South Amboy

ALAMO HOME IMPROVEMENT

111 ELMWOOD DRIVE

Alan Blodgett Painting Company

149 MAIN ST
Bloomsbury

Alan D. Drake Inc

15 AirsDale Ave
Long Branch

Alan Hughes Construction Co

1 Osborne Ter
Wayne

Alan S Taylor Home Improvement

12 MARY LANE
Fanwood

Aleski Contracting

74 2nd Street
Woodbridge

alex c.k restoration inc

12-09 Astoria Blvd

Alex Folnagy Construction

1371 Hamilton Street
Somerset

Alex General Contractor

1976 gildersleve ave.

ALEX'S RENOVATIONS

415 92-nd street

Alexandria Construction Co

353 Aycrigg Ave
Passaic

Alfano Renovations LLC

353 Hwy 35
Eatontown

All County Exteriors LLC

560 Cross St
Lakewood

All County Renovations LLC

14 Pitt Road
Springfield

All Electric Services, LLC

PO Box 306
Englishtown

Allcon Contracting services

1039 E 223 St 3 Floor

ALLEN CARPET & FLOORS

3063 East Main Street

ALLEN CARPET & FLOORS

1964 CENTRAL PARK AVE

Allstate Dependable, LLC

60 Portland Ave
Bergenfield

Allstate Flooring

636 Rockaway Tpke

Allstate Kitchens

141 Moonachie Road
Moonachie

Allten Company

PO Box 308
Middlesex

Alto Kitchens

2291 Fairfield Ave.

Always Handy Service

39 Lexington ave

Always Solid Contracting

668 spotswood Englishtown Road
Monroe Township

AM ENGINEERING PLLC

244 5TH AVENUE Ste Q205

AMCO Painting Inc

92 Bell St
Orange

Amer Haobsh

38 Mathews Ave
Riverdale

America's Renovator LLC

535 Old York Rd
Somerville

American A-1 Waterproofing

198 Belmont Ave
Haledon

american ace contractors, llc

163 farnham avenue
Lodi

AMERICAN GRANITE DESIGN INC

56 JERSEYVILLE AVE
Freehold

American Home Contractors Inc

124 Crescent Rd
Florham Park

American Home Remodeling Inc

89-91 Coit Street
Irvington

American paintworks LLC

24 first st
Barnegat

American Plumber LLC

379 State Rt 79
Morganville

American Progress Construction

1026 Kilsyth Rd
Elizabeth

AMERICAN WOODLINE

1012 GREELEY AVE
Union

Americana P+H & AC

1323 Belleview Ave
Plainfield

Amest Construction Management LLC.

85 Hauxhurst Ave
Weehawken

AMG Construction

111 Washington Ave
Dumont

Amity Woodworks LLC

40 Prices Switch Rd

AMK CONTRACTING

720 MILLBROOK RD
Brick

Amoroso Construction Inc

566 Park Ave
Freehold

Ams Contractors Inc.

1404 86TH STREET

AMTEEL CONSTRUCTION

124 Remsen Rd

Anchor Contracting LLC

PO Box 1515
Jackson

ANCHOR ROOFING & CONSTRUCTION CO.

17 Farmstead Drive
Parsippany

ANCHOR SIDING SERVICE INC

PO Box 53
South Amboy

ANCHOR STONE & STUCCO

201 Wescott Drive
Rahway

AND Home Improvements LLC

11 Kenwood Lane
Matawan

Andino Sons Inc

Jersey City

ANDY'S CUSTOM CABINETS

143 JEFFERSON AVE
Green Brook

Angor Contracting LLC

Main St.
Matawan

ANJ Works LLC

967 Bergen St. Apt. 1B

Annex enterprises

33 6th street
Frenchtown

ANNICCHIARICO CONSTRUCTION

501 grand ave
Asbury Park

ANT Contracting Inc

330 Webb Ave
River Edge

Ant's home improvement.

727 courtlandt street

Anthony Duardo Tile & Marble LLC.

87 Phillips Ave
South Hackensack

Anthony Michael Custom Builders

1012 Onyx Drive
Toms River

Antonio LaTorre Painting Contractor

23 Wilshire Drive
Kenilworth

Antosek & Associates llc

268 W. Passaic Ave.
Bloomfield

Apex Home Builders LLC

1 Sheep Hill Rd
Boonton

Appliance Matt

21 Douglas Ave

Applied Service Corp

38 Old Beaver Run Rd
Lafayette

Aquelan Design

P.O. Box 678
Englishtown

Archer Exteriors Inc

341 Harding Hwy
Pittsgrove

Archetype Construction Services, LLC

PO Box 1085
Forked River

Architectural Impact, LLC

457 Bayberry Lane
Mountainside

Arista Construction Group LLC

47 Broadway
Freehold

Ark Home Improvement, LLC

6 Saxon Ct
Freehold

Arora Construction Inc

1059 riverton street
North Brunswick

AROS ELECTRIC, LLC

22 Whitewood av
North Plainfield

AROUND YOUR HOUSE, LLC

16 MOUNT BETHEL RD
Warren

arriaga construction LLC

217 WATCHUNG AV
No,Plainfield

Art & Craft

Metuchen

Art-Ceiling

45 Oceana Drive

Arthur Construction

547 River St.
Paterson

Articulate Builders

155 east 4 street

Artis Interiors

303 W122nd St

Artisan Builders

328 Van Emburgh Ave
Ridgewood

Artistic Kitchen Designs

1908 Coney Island Avenue

Artur Handyman Construction

1620 Orchard Ter
Linden

ASAP Renovation

1639 Bath Ave.

ASCEND BUILDERS, LLC

15 W 36th St Fl 13

asg construction inc

3100 ocean pkwy

Ashley Homes LLC

4 Chaucer Drive
Hackettstown

ASP Home Improvement NY

64-20 Saunders St

ASSURED WATERPROOFING

166 TANGLEWOOD DR
Somerville

Astrocare Fire & Water Restoration

6 Washington Ave
Fairfield

At Home Kitchen

1007 Livingston Ave
North Brunswick

At Home Services

1510 Ne Central ave
Seaside Park

Atar Contractor

152F Kearsing Pkwy

Atlantic Highlands Construction

PO Box 84
Atlantic Highlands

Atlantic Home Restoration

87 North Water Street

Atlantic Homes

28 Reef Rd

ATLANTIC KITCHEN & BATH

3301 FAIRMONT AVE
Ocean

Atlantic Remodeling Inc

57 S Main St
Neptune

Atler Electric Inc

6 Deal Ave
Oceanport

Attic Stairs

671 Jamaica Blvd
Toms River

Attila's Home Improvement

15 Hastings Rd
Kendall Park

AusEm Services LLC

PO Box 89
Flemington

AV ELECTRICAL CONTRACTORS

PO Box 412
Springfield

Avanti Tile

17 provost place

AVLIS CABINETRY LLC

570 BARNUM AVE

Avvento

151 W Industry Ct Ste 7

AW Martin Construction Inc

614 US 130 South
East Windsor

AWTP,LLC

22 Schweinberg Dr.
Roseland

Axis Builders Inc

86 Atlantic City Blvd
Bayville

Ayers Construction

17 Rippling Brook Dr
Highland Lakes

Azcatl Paint

800 lindley st

B & D HOME REPAIR

82 PLANT ST
Ogdensburg

B & G Contractors

18 Biggs Ln
Hillsborough

B COOPER CONSTRUCTION CO

528 Homer Ter
Union

B I K CONSTRUCTION

22-37 73RD ST

B's Construction

30 Rutgers Ave
Jersey City

B. Grigoletto

925 Jewett ave

B.K.M. Remodeling, Inc.

114-28 175 STREET

b.r.i.

10 warwick cir.
Springfield

Baby Bear Construction LLC

18 Macculloch Avenue
Morristown

BANNER CONSTRUCTION

47 SPRUCE AVE
Ridgefield Park

Baranowski Remodeling

po box 550
Holmdel

BARBIERI BUILDERS CORP

28 Parker Ave
Flemington

Barna Building Contractors

22 Britton Rd
Stockton

Baron Design Inc.

315 Seventh Avenue

Barron Home Remodeling

655 Rahway Ave.
Woodbridge

Barry's Construction

149 E. FULTON ST.

Basic Basement Co

122 Park Ave
Manalapan

Basic Builders Inc.

21 Emory St.
Jersey City

Basicroot LLC

Forest Hills

BATH FITTER

50 State Hwy 35
Keyport

Bath Vision

8558 67th DR

Bathroom Masters

31 Hillview Avenue
Franklin Park

BB Custom Painting

303 6th Ave
Ortley Beach

BCS Painting

92 Brooklawn Dr
Morris Planes

Bear Construction

7516 14th Ave.

Bear Construction LLC

174 POINT BREEZE DR

Bear Mountain Woodworking

424 Central Avenue

Beautiful Bathrooms LLC

101 Reinman Rd
Warren

Beaver Remodelers, Inc.

9102 Avalon Court
West Long Branch

Beehive Heating & Cooling LLC

1062 Lakehurst Ave
Jackson

Belcher's Creek Construction LLC

223 Wanaque ave
Pompton Lakes

Bella Construction Services

228 Johnson Ave, Suite #4
Hackensack

Berceli NJ Kitchen & Home Design

1580 Lemoine Ave
Fort Lee

Bergen Best Choice Construction

33 Union Ave
East Rutherford

Bernardo Paula

1631 brunella ave
Piscataway

Berry's Home Improvements & Handyman Services

424 N. Midland Ave
Saddle Brook

Best Appliance & TV

9263 Queens Blvd

Best Construction Co.

618 Montgomery Rd
Hillsborough

Best Contracting

32 Vulcan St

Best Deck and Shed

716 Newman Springs Road
Lincroft

Best In Renovation

401 South 4th St suite 1A

Best Tile - East Brunswick

272 New Jersey 18
East Brunswick

Best Tile - Keyport

3 Cass Street & Highway 35
Keyport

Beth Krupa Interiors

90 Stamford Avenue

Beyond Construction

PO Box 7034
West Orange

Beyond Handy

207 Green Street

Beyond Squarefeet

200 Bradford Ave
Linden

BG Carpentry LLC

458 Cleveland Ave
Bayville

BJC General Contracting

271 Vanderveer Place
Long Branch

BKC of Westfield Kitchen Design Gallery

401 Cumberland Street
Westfield

Bleuprint contractors

143 parkview terrace
Newark Nj.

Blink Contractors LLC

9522 147th Pl.

Block Worth Inc.

2187 Holland Avenue
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