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A
"All in all it was a great job. The final results pleased everyone and achieved original goal. Most works were executed in quality and professional manner. The owner" is flexible to negotiate if there are issues arise during the process (there always are problems with a project of this scale). One of our big issues, for example, was that we realized that the cedar shingle we wanted had not been listed in contract, which stated using vinyls shingles. In the end agreed to accommodate. It took a bit longer but the cedar shingle was beautifully installed. This company does provide quality work. That being said, however, I do have some advice for prospective homeowner. 1. You must be very clear about what you want at contract signing. The more precise the better. 2. Examine the architectural drawings and final contract very very carefully. 3. if you find it confusing, it's not a bad idea to hire yourself an architect who works for you and go through many details of construction on your behalf. you might save yourself much headache. 4. Find a mutually acceptable range of finish dates. if possible specify finish dates on each big step (eg. foundation work, framing, sheet rocking , etc. ) 5. finally let me reiterate. The owner will deliver quality job and just keep communication as frequent as you can.

-Zheng H.

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Local Articles in Albany

Porches and Sunrooms

Porches and sunrooms can add space and character to any home. From helping to create a unique look to the many benefits that they offer to the homeowner, these structures have the ability to add visual appeal and extra living space to any home when properly constructed.

remodeled sunroom addition

For the past 11 years, Amy Koch and her family haven't been able to make the most of their all-glass, three-season sunroom.

swimming pool with concrete deck

Which remodeling projects or renovations should homeowners NOT do for best resale value? Take a look!

Pella sunroom with windows

An East Coast remodeler recommends planning your enclosed porch project in spring, summer or fall.

Angie's List
Remodeling - Sunrooms & Patio Enclosures

Properly preserving outdoor patio furniture during the winter weather will help retain its appearance and structural integrity for when your'e ready to use it again in the spring.

Inspiration & Ideas

sunroom floor to ceiling bow windows
sunroom with Duette Architella Honeycomb Shades by Decorview

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.

 

Patio And Sunroom Builders in Albany

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

518 Contracting

1082 S Schodack Road
Castleton On Hudson

518 Remodel

411 Rte 146
Altamont

A+ Home Improvement

326 Canaday Hill Rd
Berne

A-Z Home Repair & Remodeling

24 Saratoga Rd
Schenectady

AAA Seasons Best Painting

1493 US Rte. 9
Castleton On Hudson

ABConstructionIICorp

36 Anthony Ln.
Albany

Ace Contracting

Gloversville

Action Contracting

To be provided at a later date
Mechanicville

Adept Surface Specialist, Inc

808 Babcock Lake Rd
Petersburgh

Adirondack Decks

908 23rd St
Watervliet

AG Construction

West Sand Lake

AGTech Building and Remodeling

6 Pennsylvania Ave
Johnstown

Al Packard Drafting Services

57 Vettura Court
Ballston Spa

Albany Home Repairs

PO Box 301
Glenmont

Alescio Electric

Rotterdam
Rotterdam

All Green Contracting, Inc.

PO Box 3209
Schenectady

All Points Construction

PO Box 237
Greenville

Altamura and Associates, LLC

PO Box 2195
Ballston Spa

Amore Builder's

p.o. box 1752
Latham

ANTHONY CERONE BUILDING SERVICES

382 BLUE FACTORY RD
Averill Park

Awnpoint Awning

659 Consalus Ave
Schenectady

B & C Home Improvements

1454 Phoenix Ave
Schenectady

B and M construction

5 wembly place
Gansevoort

B E L Quality Construction

51 Loweree Rd
Nassau

Blueprint Remodeling

7 state st
Brooklyn

Bowen's Construction Inc.

P.O. Box 248
Watervliet

Brazill Contracting

39 Shannon Ave
Cohoes

Brownell construction & son llc

140 Rowland St.
Ballston Spa

Build Right LLC

4 Rogers St
Glens Falls

Capital Cities Remodeling LLC

76 Salisbury Rd
Delmar

capital home improvements

292 upper mannix rd
East Greenbush

Capital Home Renovations

15 Berkshire Drive West
Clifton Park

Capitaland Home Improvements LLC

60 Blue Barns Rd Apt 1
Rexford

Carbiere Construction LLC

6 maplewood court
Saratoga Springs

Champion Window of Albany

12 Petra Lane
Albany

Chas G Burch Supply Co

760 State St
Schenectady

Chase Contracting

PO Box 61
Ballston Spa

CLD Custom Carpentry

169 stone mill rd
Hudson

Comfort Windows

898 Troy Schenectady Rd
Latham

Comfort Zone Windows

7 House Ave
Troy

conway custom works

5198 RT 81
Greenville

Couture Contracting & Modular Homes

383 Stuffle Street
Cropseyville

Creative Interiors

58 Arcadia Ct.

Custom Contractors

124 Paine St
Green Island

Custom Cuts Building and Remodeling Inc.

133 Lower Herrington Rd.
Johnsonville

D.A. Chainyk Construction Services

173 Colonial Avenue
Albany

Dahlin Design

PO Box 51
East Chatham

Dean's Electrical Service

63 Hamilton Ave
Corinth

DirectBuy of Albany

356 TROY SCHENECTADY RD
Latham

Diversified Trades

319 Stop #2 Lockwood Rd
Craryville

DiVietro Construction

4 Bramble Wood
Clifton Park

Done Right Construction

13 Lancaster street

Dymling & McAvoy Inc

PO Box 820
New Lebanon

dynamic construction

1026 Trinity Ave
Schenectady

Dynamic Kitchens & Baths

15 Thistlewood Dr
Queensbury

E. Perry Construction, LLC

PO Box 384
Middleburgh

Efficient Heating & Cooling Services

37 Bloomingdale Ave
Gloversville

Excellent Quality Home Improvement

82 Bradford Street
Albany

FIRST FINISHERS

2492 CTY HWY 107
Amsterdam

FJG Contracting

799 6th St
Watervliet

Forchilli & Farrell Builders

504 Columbia St.
Cohoes

G & R Contracting Inc

1113 State Rte 443
Schoharie

Get it Done Contracting

2nd street
Albany

GILCO CONSTRUCTION GROUP LLC

2785 MARIAVILLE ROAD
Schenectady

Halfmoon Construction Company

PO Box 4100
Clifton Park

Hammertime construction

72 elm st
Glens Falls

Helderberg Siding Co

160 North Rd
Clarksville

HENRY GAGNON & SONS INC

20 SPRINGBROOK RD
Troy

Herbinger Homes

106 Longkill Rd
Ballston Lake

Heritage Custom Tile

945 watervliet shaker rd
Albany

Hinman Construction

3378 Birchton Rd
Ballston Spa

Home Helpers Co-Op

111 Columbia Tp
Rensselar

HOME QUALITY LLC

111 Upper Mannix Road
East Greenbush

Hunny Do

13b Woodbine Dr
Clifton Park

ICC CONSTRUCTION

136 DAVIS AVE
Waterford

IDP Construction Inc

70 North Brandy Wine Ave.
Schenectady

Interior Views

3017 Spawn Rd
Schenectady

J & J Commercial Service

1276 Central Ave
Albany

Jamcore Home Improvements

31 Collegeview Dr
Albany

James & Doraine Bushnell

43 Martins Hill
Ravena

James Jennings

Watervliet

JBK CONSTRUCTION CO INC

19 AMBOY DR
Albany

JDC Contracting

52 Phillips St
Amsterdam

JDW Contracting

1607 Schodack Valley
Castleton On The Hudson

Jim Repice, Builder

706 Charlton Rd
Charlton

John T. Construction

76 E. Fulton St.
Golversville

JPH Property Solutions, LLC

1121 McClellan Street
Schenectady

JRS-Handyman

100 Lawrence St
Rensselaer

Kaitlyns Enchanted Gardens Llc

4 Brookview Ct
Clifton Park

Kassel Construction

684 River Rd
Glenmont

KRUEGLER CONTRACTORS

PO BOX 774
Latham

Laurenzo Contracting, Inc.

613 Clement Street
Mechanicville

LAWLOR CONSTRUCTION LLC

467 KNICKERBOCKER RD
Schodack Landing

Level Best LLC

207 Riverview Rd
Rexford

LMN Construction

18 Ethel Dr
Albany

M and S Interiors

26 Michael Dr
Schenectady

M Johnson Contracting

135 Cary Rd
Halfmoon

Magnolia Outdoor Living

3522 Ashford-Dunwoody Rd.

Mark The Handyman

34 Joelson Ct
Albany

McArdle Construction Corp

104 Tsatsawassa Lake Road
East Nassau

McBain Carpentry Services

2519 2nd Ave
Watervliet

Mike Byer Construction

PO Box 427
Watervliet

Morehouse Enterprises

203 oregon ave
Schenectady

Mountain Timber Company, Inc.

1029 Carter Bridge Rd
Greenville

NLR Properties, LLC

PO Box 3361
Saratoga Springs

Norm Warner Const.

944 State St
Schenectady

North Country Landscapes, LLC

10680 State Route 9W
Coxsackie

Northeast Facility Services

1859 Tower St
Schentady

One Touch Construction

23 Grove St
Ballston Spa

Patio Enclosures

8 Access Road
Albany

PC Construction Group

83 Beaver St, #3C
Albany

Pena RM Inc

761 Rte 50
Burnt Hills

Petrecki & Son LLC

44 Willowbrook Terrace
Clifton Park

Phillips Renovations

Madonna Lake Rd.
Cropseyville

PIF's Home Improvement

7 Allen St
Gloversville

Plastx USA

21 Dixon Avenue
Copiague

Plath construction

2890 river rd niskayuna ny

Precision Contracting

50 Lincoln Street
Gloversville

Prentice Builders

193 Hinds Road
Galway

PTO Home Service & Repairs

7 Phillips Street
Ballston Lake

Quality P.M., Inc

199 Delaware Ave # 1
Delmar

R&M contracting

261 Division St
Amsterdam

Randio Builders Inc.

PO Box 386
New Baltimore

Razzano Homes & Remodelers Inc

5 Biscayne Blvd.
Troy

Red Head Rehabs

1541 N Laurel Avenue

RedPaw Solutions

Glens Falls

Reliable Claims Adjusting

9953 Stockbridge Drive

Retractableawnings

16300 NW 48 Ave

RHM Construction

140 Linda Ave
Cohoes

Richard's All Around Home and Property Management

1306 Buskirk West Hoosick Road
Buskirk

RJK Renovations

27 george ave
Round Lake

Rob Kniese & Son Building, LLC

Po Box 107
Duanesburg

Roth Remodeling

1401 Hawthorne Street
Schenectady

RTY Carpentry Plus

255 Consaul Rd

S.Y.N.N. Enterprise

3 Elm St
Nassau

Saratoga Construction Group

PO Box 188
Saratoga Springs

Select Choice Contracting

547 Route 67
Mechanicville

Sherwin P. M. And Construction

3219 E Lydius St
Schenectady

SIERRA WINDOW & REMODELING

344 GLEN AVE
Schenectady

Sipe N Sons Contracting Inc

235 Middleline Rd
Ballston Spa

SKYLANDS SERVICES, INC

50D Delaware Ave
Delmar

Southwood services

31 Fisher Blvd
Slingerlands

Stanek Windows

8 Access Road
Albany

Stemanz Construction LLC

280 Woods Hollow Rd
Gloversville

Superior Finish

1315 W HIGH ST
Ballston Spa

Taylor'd

422 Vley Rd
Schenectady

TECH VALLEY BUILDERS INC

3 CHESTNUT HILL RD S
Albany

The Home Improvement Guide

10 Bells Lane
Troy

Tim Allen Contracting

2424 12th Ave
Watervliet

TJS Contracting

1575 Burden Lake Rd.
Averill Park

Tom's Floorcovering

5044 State Route 203
Nassau

Tony Nash

3 Nash Place
Albany

Universal Enterprises

22 Sherwood Dr
Queensbury

Upstate Property Service

430 Clarendon Street
Schenectady

varasteh industries

P.O. box 283
South Cairo

Warmzone

12637 S 265 W Suite 100

WDI Inc

5308 Cauterskill Rd
Catskill

Wilsey Building & Remodeling

56 Anton Mountain Rd
Corinth

WINDO THERM

PO Box 405
Hoosick Falls

Zach's renovations

462 Delaware ave
Albany

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