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"As a property manager with over 200 house and commercial building under management, I rely on many companies to accomplish every home/business maintenance task" under the sun for me. Additionally, we have had a number of major renovations (hail damage 2 years ago and most recent flooding from the monsoons) and every time I call
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Contractors say homeowners with this trait are the most satisfied with home improvement projects.

Signing a contract (Photo by Katie Jacewicz)
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Don't get burned by failing to read the fine print of a home remodeling contract. Check out these things every remodeling contract should contain.

Angie's List
Drywall, Fencing, Fencing & Driveway Gates, Painting - Exterior, Painting - Interior, Plumbing, Remodeling - Basements, Remodeling - General, Remodeling - Kitchen & Bathroom, Remodeling - Modular & Mobile Home, Roofing

Houston roofing complaint | Contractor claims leaks are coming from plumbing, not roof.

Angie's List
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home, Roofing
Homeowner claims property manager hired to oversee roofing work, drywall repair and electrical upgrades allowed contractors to do unsatisfactory and incomplete work.

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". 

?

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.

 

?
The answer depends on your contract.  If you do not have a written contract, you need to begin documenting everything.  Begin by using a calendar and marking the days the contractor started, worked, you had to speak to him/her about the work, etc.

Next photograph the work you feel is sub-par.  If work has been corrected, photograph it now to have a record of its condition.  If you have any "original" or "before work began" pictures get those together, too.

If you do have written contract, see what it says about warranties, complaints, failure to finish / comply, etc.  Holding the money may end up with the contractor taking YOU to court for the funds - you cannot just hold the money.  You need to document in writing what is wrong, what you expect to happen (be specific) and when it should happen by.  A good contract will explain if and how money can be held, how the arbitration or complaint is filed, etc.

You should also invite another contractor to come in and bid the work to finish the job.  They can confirm the quality of the work and give you a price to fix / finish the job.  This gives you justification for holding the funds and an option to finish the job.

If the contractor is not willing to fix the work or listen to direction, do not allow them back in the house.  A judge will ask you why you let them continue to do work if you found it unacceptable.  Take back the key or access to the building - you can also attempt holding any materials or tools as collateral if the cost of repair is higher than the amount owed.  Again, document what you are holding, its estimated value (google or ebay search), etc.

Finally, in writing you should fire the contractor and state the exact reason(s).  Document everything; if it is done in person after they leave make notes of what was said, agreed upon and disputed.  If you are satisfied that what you have paid is fair compensation for the work done, make sure this is noted in the letter firing the contractor.  If you feel money is owed, you will need to file a small claim in your local court.  Include the documentation you made, notes, letters, etc. when you file your claim so the judge will have a copy of everything.  Don't forget to contact the BBB.

Do not wait for the court date; go ahead and hire the other contractor and have the work completed.  Bring this invoice to court with you (file it before the court date if you can).  Bring photos of the finished work (again, file it with the court before the date if possible).  You must show what good quality work looks like vs the poor quality work.

Otherwise it will be a your word against the contractor and you will most likely lose, (the contract is a promise to pay for work) or even if you "win" you will most likely split the difference between the argued amount of money.  Also be prepared for the contractor to file a small court claim against you.  Same process as above, except now you will respond to the summons with a copy of your stuff to defend your reason for holding funds instead of asking for money back.

Good luck!
?
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.
?
You should always get a set of print and pull a permit when remodeling you home. It is a good thing that you want to be involved in your project. I do have some reservation about the electrical work. There is a lot at risk with doing the work yourself. If the house burns down you will never get the insurance money, unless your a certified electrician. Now of days 90% of home fires are blamed on electrical problems because the insurance company is to lazy and cheap to investigate the true problem. Also find out if the city you live in will allow you to perform the work. Make sure you coordinate your subs to have the proper time and space to perform their job. You don't want people working on top of each other. If you order all you materials make sure everything is there before you start your project. Have your subs check for proper and full items to be installed. Make sure every sub has a working set of prints. Make sure you have all the demo done before your subs show up to work. Schedule your plumber first, do any final framing or electrical work while you wait for inspection. Electrical inspection next followed by framing, insulation, and wallboard. All subs must get a final inspection on the job before you (the GC) can call in your final inspection.

Modular And Mobile Home Remodelers in Phoenix

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

1st Choice Drywall Repair LLC

1458 West 6th Dr
Mesa

222 Development, Inc

17155 W Post Dr
Surprise

911 Home Design & Construction, LLC

1464 S Stapley Dr. 1008
Mesa

99 Home Improvements

6252 w cochise
Glendale

A & J ELECTRIC

2215 W WETHERSFIELD RD
Phoenix

A Able Handyman Services

3853 W. Brown St.

A/C Experts

462 S Gilbert Rd suite 764
Mesa

ABC Services LLC

PO Box 1577
Litchfield Park

Appliance Depot

2424 W. University
Tempe

Aries Home Improvements

10211 N 32nd St
Phoenix

Arizona Arches & Lumber

21602 N 37th Ave
Glendale

ARIZONA CERTIFIED REMODELING LLC

6335 W REDFIELD RD
Glendale

ASAP Restoration LLC

20701 North Scottsdale Road, Suite 107-292
Scottsdale

AZ GENERAL REPAIR SERVICE COMPANY INC

6630 NORTH 47TH AVENUE SUITH# 5
Glendale

AZ Xtreme Glass & Mirror, LLC

500 N 56th Street
Chandler

Azwest Painting

11002 W Granada Rd
Avondale

B. T. Mailliard Contracting

2219 South El Marino
Mesa

Barber Contracting, LLC

70 S. Val Vista A3-171
Gilbert

Bavohe Homes

1664 E. Florence Blvd. Suite 4
Casa Grande

billet construction

4139 e zia st.
Phoenix

Bratton Construction LLC

8402 E San Miguel Ave
Scottsdale

Briant Construction & Consulting LLC

6372 W Redfield Rd
Glendale

Brooks Floor Covering

4410 w. union hills dr.
Glendale

BYC Contracting

3601 W Altadena Ave
Phoenix

Cactus Construction and Remodeling LLC

29850 N. Varnum Rd
Queen Creek

Cancelli Development Group Inc.

10552 W Villa Chula
Peoria

Capital R Construction

3009 N. Rockwell Blvd #4
Casa Grande

CEA HOME IMPROVEMENT'S

15383 W. SELLS DR
Goodyear

CleanGreen Solutions, LLC

3310 W. Bell Rd. Suite 262
Phoenix

ClearSwim

2550 E Rose Garden
Phoenix

CM Construction Inc

PO Box 2212
Benson

CM Remodeling

729 w 1st ST
Mesa

Complete Home Service

462 S Gilbert Rd suite 764
Mesa

Consumer Finance Solutions

6909 W Ray Rd., B15-106
Chandler

Copeland Development LLC

917 W Mendoza Ave
Mesa

Copper State Home Builders & Commercial

7125 E. Southern Ave., Suite #109
Mesa

Courtesy Manufactured Home Plumbing & Repair

110 N Papago Trail
Chino Valley

Craftsman Unlimited, Inc.

7950 E. Acoma Dr.
Scottsdale

Custom Cabinet Installation, Inc

4126 E. Aspen Ave
Mesa

Cyclone General Contractor of AZ

9236 N. 10th Ave
Phoenix

D R Miccolis LLC

Po box 412
Higley

D&K Entprises

517 S Lebaron Road
Mesa

Deluxe Electric LLC

PO Box 50724
Phoenix

Desert Rock Building and Remodeling

PMB # 275, 2753 E. Broadway
Mesa

Desert sun protection

4187 E Austin Ln
Queen Creek

DESIGN DIRECTIVES LLC

21819 N. Scottsdale Road, Suite 105
Scottsdale

Designer Cabinet Refinishing LLC

4442 N 7th Ave
Phoenix

DGR Contracting LLC

3608 W. Tina Lane
Glendale

Discount Electric

11583 W Hubbell St
Avondale

Double R Service, LLC

12934 W Cherry Hills Drive
El Mirage

Dry Star Restortation LLC

1817 S. Horne St #9
Mesa

Dryland Homewerks

Apache Junction

DVS Development Co.

118 W Orchid Ln
Phoenix

Dynamic Plumbing

38241 N 3rd Street
Phoenix

Eco 360 Solutions, Inc

7009 W Sack Dr.
Glendale

Eco 360 Solutions, Inc

1815 W 1st Ave ste 107
Mesa

Empire Waste Systems, Inc.

19695 E. Via Del Oro
Queen Creek

ENVY Restoration + Construction

803 E. Melody Drive
Gilbert

Everything Construction Inc.

11838 West Yuma Street
Avondale

FANTASTIC FINISHES

657 S 73RD ST
Mesa

ForzaStone

1001 S. Edward Dr.
Tempe

Freeman Built, LLC

2202 W Lone Cactus Dr Suite 15
Phoenix

French Quarter Flooring llc

17455 N Black Canyon Hwy
Phoenix

Fresh Start Remodeling Inc

13794 W Waddell Rd 203-190
Surprise

Full Spectrum Contracting LLC

11543 E Adobe Rd
Mesa

G & T Remodeling

5140 E. Oneiba St.
Phoenix

gagliardi enterprises

7100 west grandview rd.
Peoria

Gaio Contracting Inc.

7011 W. Cheryl Dr.
Peoria

Get Cash To Recycle Your Vehicle

1210 East Gilbert Drive, Bldg A2
Tempe

Golden Rule Plumbing, LLC

475 S Meridian Rd
Apache Junction

Good Solid Homes

2811 w plum hollow drive
Anthem

Greenmodel, LLC

5937 W Bent Tree Dr
Phoenix

Hacienda Restorations LLC

3294 E Birchwood Pl.
Chandler

HDS handyman

2300 E magma Rd

Howato Enterprises LLC

28620 n citrus rd

Isaly's Home Service

14848 N. Cave Creek Rd
Phoenix

J & H Plumbing LLC

3015 N Norfolk
Mesa

J n L Builders

1350 E. Thomas Rd.

J W HARRIS INC

3944 N MARSHALL WAY
Scottsdale

J&S Remodeling & Construction

1017 E Carmen St
Tempe

J-Squared Enterprises

6310 E Malvern St
Tucson

JBAS Flooring,Remodeling,Landscaping LLC

6060 n. 7th st apt1
Phoenix

JDI CUSTOM CONSTRUCTION

PO Box 55682
Phoenix

Jovos, Inc.

2143 East Page Ave.
Gilbert

Justright Handyman Services

8046 N. 19th Dr.
Phoenix

K-11 ELECTRIC LLC

11418 N 39th Pl
Phoenix

KISS RV MOBILE REPAIR

6201 N 73RD AVE
Glendale

Kitchen AZ Cabinets & More

4915 W Bell Rd F-102
Glendale

Koda Builders

1069 W Tepee St
Apache Junction

Latitude 33 Contracting

PO Box 13278
Tempe

LAVI REMODELING

9642 W Pinnacle Vista Dr
Peoria

Levario Builders

718 S. 112th Ave
Avondale

Levelup Enterprises, Inc.

18862 N. 62nd. Drive
Glendale

LGL Construction LLC

PO Box 10605
Tempe

Like New Refinishing L.L.C.

P.O. Box 13266
Mesa

Maricopa Home Services llc

53860 W Clearview Rd

Master Restoration, LLC

3930 W. Wildlife Drive
Tucson

MAYER & SONS CONSTRUCTION

1511 W CANYON ST
Apache Junction

McKenna Contracting LLC

5154 W. Windrose Dr.

Miko LLc

1233 E.Paint Your Wagon Trail
Phoenix

Mister Sparky Electric

4640 E McDowell Rd
Phoenix

MJM Improvements, LLC

4104 S. 64th Ln
Phoenix

MJS Enterprises of Arizona

17952 N 170th Lane
Surprise

Mountain Ridge Construction

6635 W. Happy Valley Rd
Glendale

MPF Construction, LLC

Apache Junction

Mr. Right Handyman

910 S Gary Dr #216

Myers Bros Construction

2060 N Center
Mesa

National Property Inspections

42563 W Sunland Dr
Maricopa

NEW LEGACY BUILDING & DESIGN

32531 N Scottsdale Rd
Scottsdale

NexGen Builders

15029 N Thompson Peak Pkwy
Scottsdale

ORANGEWOOD RV CENTER

11449 W Bell Rd
Surprise

P.C.I.S

3025 Fairmount Ave
Phoenix

PapaDee's Construction

2202 W Lone Cactus Dr
Phoenix

PARK HOME SALES

1540 E University
Mesa

Perfect Fix Home Repair

2853 W Cactus Wren ST
Apache Junction

Phoenix Arizona Handyman Services

3544 W Morse Ct
Phoenix

Phoenix Home Repair

515 E. Carefree Hwy #731
Phoenix

Pinnacle Home Services

14752 w willow ln
Surprise

Plastx USA

21 Dixon Avenue

Pmd Develpment

3317 S Higley Rd STE 114-167

Precision Renovations

960 W Southern Ave Apt 124
Mesa

PRO-TECH CONSTRUCTION INC

PO BOX 45178
Phoenix

Provision Construction LLC.

24654 N.Lake Pleasant Pkwy
Peoria

Quality Construction & Restoration LLC

75 W. Baseline Road
Gilbert

Red Head Rehabs

12004 Hatteras St

Red Mountain Building LLC

P.O. Box 6904
Chandler

Reliant Builders Inc.

3213 w willow ave
Phoenix

Roger Todd Home Improvments and Repairs

2150 East Remington Place
Chandler

Rough N Ready Renovations, LLC

75 W. Baseline #16
Gilbert

Rounds Construction LLC

905 Monroe Avenue
Buckeye

Rucci Contracting Services

7135 E. Camelback Rd., Suite 230
Scottsdale

Ryse Construction Inc

303 S Meridian Rd
Apache Junction

S & R Solutions, LLC

13594 W. Waddell Road Suite 103
Surprise

S and S Remodeling and Construction LLC

21179 E Avenida Del Valle
Queen Creek

SCM Handyman Sevice LLC

10212 E Jensen St
Mesa

Scottsdale Handy Man

28150 N. Alma School Pkwy
Scottsdale

Seamless Services, Inc.

222 S Date St
Mesa

Sun Valley Restoration

625 W Southern Ave
Mesa

T and C Remodeling

3325 W. Ocotillo
Phoenix

T J Roth Construction LLC

10464 E Cholla Street
Scottsdale

Takach Design & Building Services Inc.

5318 E. Le Marche Ave
Scottsdale

The Floor Store

725 E Baseline Rd.
Gilbert

The Handyman Dad

944 W Main St
Mesa

The Resurfacers

16814 N 50th Way
Scottsdale

Thompsons Drywall Services, LLC

16648 W Sandra Ln
Surprise

Three Hammer Construction

9248 E Ellsworth Road
Mesa

Tintas Granite and Flooring

13365 W. Foxfire Dr. ste#1

Todd Whittaker Drywall Inc.

9201 W. Grand Avenue
Peoria

Trade Masters

5338 E Danbury Rd
Scottsdale

Travis Construction Services

PO Box 1562
Show Low

Tru Builders, LLC

14537 W Grand Ave
Surprise

TYCOR Construction, LLC

85 W. Combs Rd
San Tan Valley

Valley Home Improvement Services

50 North 226th Ln.
Buckeye

Valley Wide Awnings, Inc.

931 E Impala Ave
Mesa

WAFERmodern LLC

952 E Baseline Rd Ste 119
Mesa

WESMOR INC

120 S POMERY ST
Mesa

West Coast Remodel and Repair

13794 W Waddell Rd
Surprise

WILLIAMSON CONSTRUCTION, LLC

2202 NORTH 38TH STREET
Phoenix

Zapp Electric

Queen Creek

Zippy Zebra Plumbing, LLC

PO Box 20071
Mesa

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