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Local Articles in Cumming

home remodel in process with drywall, studs and wiring exposed
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Don't sign a remodeling contract until you and the home improvement contractor agree on every term.

kids playing and mother doing laundry in remodeled basement
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Need more space? Basement remodeling is a cost-effective alternative to building an addition.

Angie's List
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Contractors say homeowners with this trait are the most satisfied with home improvement projects.

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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 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.

 

?
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.
?
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!

Modular And Mobile Home Remodelers in Cumming, GA

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

#1 Wade the Handyman

288 Shady Lane Circle
Canton

2SW Inc

1590 May Avenue
Atlanta

A & J PREMIER CONSTRUCTION INC

1770 East Hermitage Rd
Rome

A Pros Touch

25 Amanda Acres Pl
Stockbridge

A-Z Companies Inc

3415 Church Rd
Villa Rica

AA Handyman

330 North Crosslane Rd.
Monroe

Abercrombie Contracting

7301 Holland Way
Lawrenceville

ACE Custom Cabinets

4625 Canton Hwy
Cumming

ACS Construction Inc.

PO Box 13175
Atlanta

Am Renovations Inc.

2575 Delk Rd.
Marietta

American Sprayfoam, LLC.

6669f Peachtree Industrial Blvd.

Architectural Solutions, LLC

5556 Redan Road
Stone Mountain

Ashley's Quality Contractors

7025 Briston Place
Suwanee

ATL Restoration

Cartersville

Atlanta Construction Enterprises Inc

121 Courtland Circle
Powder Springs

Atlanta Home Solutions

390 Racetrack Rd
Mcdonough

Atlanta Roofing and Renovations

2749 Drew Valley Road
Atlanta

Atlanta's Best Repair Service, LLC

312 Fontaine RD
Mableton

ATM Constructors Inc

3559 Six Oaks Ct
Decatur

Bald Eagle Enterprises

4733 Sugar Hill Rd
Acworth

Best Quality Renovations

165 White Acres Drive
Stockbridge

Blackhawk Construction Services, LLC

2270 Northwest Parkway
Marietta

Call Riley, LLC

PO Box 2058
Acworth

Callaway Builders Inc

PO Box 1585
Cumming

Camdur Building Group, Inc.

628 Old Town Road
Villa Rica

Carter Construction

141 Cedar Run Ln

Castlehaven Construction

1662 Broughton Ct
Atlanta

CEN Construction

4997 Lake Ridge Trail
Lilburn

Charles T. Orr, Jr. AIA, LEED AP, CSI

1687 South Gordon Street SW
Atlanta

Cherry Development Services

1625 Conley RD
Conley

Classic Renovations and Home Repairs

2242 Brookfield Dr
Lawrenceville

Cobb Home Repair

2336 Jomarc Way
Marietta

Collinson Construction

4990 Bowman Park Pt
Cumming

Colors & Remodeling, Inc

PO Box 1393
Powder Springs

Colossal Construction Company LLC

590 Means Street NW
Atlanta

Complete Contractors,Inc.

134 Wildflower Path
Dawsonville

Concepts Tile And Home Renovations

831 Stonebrook Dr
Lithonia

Concrete Masonry Experts

10 Perimeter Summit Blvd
Atlanta

Cumming Home Repair

6135 Paddock Lane
Cumming

Cunningham Construction

330 McCurry Rd
Stockbridge

Curtis ans Sons HVAC

4093 Brock Dr
Oakwood

Customized Roofing and Home Remodeling/Repair

2096 Kennesaw Due West Rd NW
Kennesaw

Cutting Creations

808 Braselton Hwy.
Lawrenceville

Danmark Construction

Po box 1627
Conyers

DirectBuy of Indianapolis

8450 Westfield Blvd

Disaster Recovery Specialists, LLC

40 Picketts Creek Dr
Acworth

DLT Handyman

5975 lights ferry road lot 48

DMC Construction

3657 Medlock Brg
Johns Creek

DO-CH HEATING & AIR

5935 Hickory Springs Drive
Norcross

E-Z Home Improvement and Repair

P.O. Box 170182
Atlanta

Eagle Home Improvement

30 Summer Ln
Covington

Electrical Specialist Corporation+

5320 Roswell Rd
Atlanta

Emstar Contractors

267 Cobb Pkwy N
Marietta

ETOWAH VALLEY PROPERTY SERVICES, LLC

231 Parkview Drive
Cartersville

Eurobella Company

180 Industrial Park Cir
Lawrenceville

Exodus 36 Creations, LLC

548 Maple Wood Dr.
Lawrenceville

Family Construction and Cleaning, LLC

5665 Lawrenceville Hwy
Tucker

G&G renovations

31 Chelsea lane
Grantville

G&P Painting & Home Improvement

826 Jim Starr Rd
Newnan

Georgia Demolition Beast Inc

PO Box 1501
Austell

Georgia Handymen

3021 Frankie Ln
Duluth

Green Hammer Renovations

2017 Cambridge Dr
Woodstock

Guardian Home Improvements

1705 Montrachet Dr
Lawrenceville

Hall's Handyman Service of Georgia LLC

327 Rock Forge Ct
Jefferson

Hallmark Construction Company

3450 Butner Rd
Atlanta

Handi Guyz Construction LLC

PO Box 484
Cartersville

Hands You Demand Inc

3481 Midvale Rd
Tucker

Harbin Painting & Remodeling

417 River Forest Dr
Mcdonough

Hendon Home Renovations

1233 Buford Hwy
Buford

Highnote Drywall

115 Belmont Trail
Covington

His Home Repair & Painting Services

1000 Peachtree Industrial Blvd
Suwanee

Home MD, LLC

58 Chadds Pointe
Acworth

Home Renovations & Remodeling of Atlanta

4920 Atlanta Hwy
Alpharetta

Hometown Roofing and Remodeling

1581 Redbriar way
Jonesboro

Honey Can Do It

4527 Peppermill Pl

J D HIGGINS HOME REPAIR

1102 Bay Pointe Way S.W.
Lilburn

J&M PRO PAINTING & HOME IMPROVEMENTS

801 ABINGDON WAY
Atlanta

J.Moss Inc.

4046 hwy 154 suite 224
Newnan

J.W. Mobley Quality Construction

639 Falling Leaf Drive
Lilburn

JLG Construction

5045 Fieldgate Ridge Dr
Cumming

JLG Construction

5045 Fieldgate Ridge Dr
Cumming

K & M Construction Group LLC

PO Box 875
Locust Grove

K & N Renovations

141 Old Atlanta Hwy
Newnan

KG Custom Build

1093 Westfield Trace
Smyrna

KILGO CONSTRUCTION CO.

316 NOEL WAY
Hampton

KTJ HOME REMODELING

500 River Overlook Dr.
Lawrenceville

Laura's Designs

405 East Mission Street

Lawson Enterprises, LLC

3318 Bailey Rd
Dacula

Leak Master Roofing and Repair

3472 Eberhart Cemetery Road
Gainesville

LMB Residential Roofing & Repairs

234 Hummingbirdway
Riverdale

Madison Row Remodel & Renovations

1225 Whitlock Cove
Alpharetta

Maintainit

393 turnberry dr
Hiram

Mark Mitry Remodeling

6920 Wade Rd
Austell

Maven Renovations

722 Cascade Ave
Atlanta

MC NEILL'S CLASSIC CONTRACTING

806 VINSON CT
Woodstock

MC6 Electric LLC

23 Jackson Street, Suite B
Newnan

MD House Doctors

1234 Spooner Street
Alpharetta

Mels Remodeling LLC

4025 Young Ave Unit C
Columbus

Merkerson Handyman Services

131 Orchard Hill Dr.
Ellenwood

Metro Home Care

4725 Cobb parkway

Mosteller Construction

112 Eubanks Ct
Woodstock

Mr Fix It

171 ironbound trail

New Color Painting & Roofing

133 Kimbell Farm Dr.
Locust Grove

North Georgia Trimwork LLC

1058 Boulevard Dr. NE
Atlanta

NORTHSIDE MATERIAL BROKERS

3449 HAMILTON BLVD SW
Atlanta

Noss Construction

422 Grayson
Alpharetta

Oldcastle Surfaces-Atlanta

1400 W Marietta St
Atlanta

One Call Home Preservation, INC

999 Bailey Road
Woodstock

Outside Image LLC

2151 Dixie Ave
Smyrna

Outside The Box Construction

44 Pine Ridge Road
White

Palmer Contracting

5606 Hickory Flat Hwy
Canton

Parker Enterprises

2158 Cedar Dr
Lawrenceville

Parker-Fry, LLC

1 Glenlake Pkwy Ste 700
Atlanta

Paul Handyman

Mcdonough

PB Construction

1816 Fair Oaks Pl
Decatur

Perez Insurance Professionals

2800 Canton Rd
Marietta

PH Improvement LLC

P.O. Box 1561
Lilburn

Pinch a penny l.l.c.

5923 4 Winds Dr SW
Lilburn

PK Masonry

5090 Highway 92
Douglasville

Prestige Residential A Cochrane Group

60 Millers Mill Rd
Stockbridge

PROBLEM SOLVERS CONTRACTING

7072 Silverton Trail
Austell

profect painting and drywall

16490 hopewell rd
Alpharetta

Quality Craftsmen

209 Powers Ferry Rd SE
Marietta

Quality Home Repair

203 B Ridgeview Drive
Cumming

R Bennett's Emporium Inc

3123 Moon Station Rd
Kennesaw

Randy's Auto Center

1244 Buford Hwy
Cumming

RE Industries LLC

3522 Ashford Dunwoody Rd #156
Atlanta

Residential Home Pros

157 Nettie Lane
Mcdonough

RIVERSTONE HOMES INC

330 Ronnell Rd
Canton

RJK Renovations

PO Box 675724
Marietta

Robertson Masonary Construction Co

5648 Shadow Rock Dr
Lithonia

Rowes Renovation Remodeling and Construction

1214 Sydney Pond Circ, Box 464683

RTC Remodeling LLC

2245 Chestnut Log Loop
Lithia Springs

Russell's Affordable Handyman

219 Shallowford Drive
Gainesville

S.Duren General Contractors

716 Mt. Zion Rd
Conyers

Safe and Affordable Handyman

4335 Hwy 53
Hoschton

SANCTUM DESIGN GROUP

2300 Holcomb Bridge Road
Roswell

Sayers Brothers Construction

2030 Howell Bridge Rd
Ball Ground

Serazactrim

3630 Dazyne Bend
Cumming

Service by Hector

2690 Larkspur Dr
Atlanta

Simply Southern Homes LLC

PO Box 110
Monroe

Solutions Remodeling LLC

1222 Colony Dr
Marietta

Southeast Remodeling

947 Forest Ridge DR
Marietta

Southern Finishes Inc

874 Oak Moss Dr
Lawrenceville

Southern Handyman Services

4756 Chickasaw Way, SE
Acworth

Southern Remodeling Company

1625 Oakfield Lane
Roswell

Southern Specialty Contractor LLC

1990 Flippen Rd
Stockbridge

SOUTHERN TRACE

1000 Peachtree Industrial Blvd
Suwanee

Sticks & Bricks Inc.

3391 fawn trail
Marietta

StoneCraft Roofing and Contracting LLC.

25 Salt Creek Point
Buford

STREAMLINE BUILDERS GROUP LLC

12780 new providence rd

StressFree Contractors, LLC

5495 Jimmy Carter Blvd
Norcross

Strong Arm Installations

1020 Campbell Gate Rd
Lawrenceville

Superior Home Service

611 inglewood Dr
Smyrna

Superior Roofs and Construction

450 Mountain Laurel Drive
Jasper

Taylor's Roofing And Remodeling

167 Chastain Way
Newnan

The Howard Group, Inc.

1010 Lakeview Knoll

The William Collins Group

6530 Crofton Drive
Alpharetta

Thomas Contracting

999 Malibu Dr
Marietta

Three Lions Company

3215 Bolero Pass
Atlanta

Tim Forzly services

lake lucerne
Lilburn

Tinoco Home Innovations, LLC

P.O. Box 1827
Fayetteville

Tom's Gutter Service

133 Three Oaks Path
Dallas

Verde Square

3020 Canton Rd
Marietta

Vered Renovations

399 Grant Park Place
Atlanta

Warner Construction & Contracting, LLC

170 Boulevard SE Apt E110
Atlanta

Water Medx

2070 Attic Pkwy
Kennesaw

Wells General Contractors, Inc.

100-B Amos Drive
Cumming

WellSpring Designs

2445 Kings Point Dr
Atlanta

Wilson Roofing and Restoration

2082 Bethlehem Church Road
Grantville

Wizard Home Care

33 Joree Rd
Cartersville

Woody's Home Repair

2362 Brackett Rd sw
Marietta

Works Of Art

323 Hickory Street
Social Circle

Young's Interior Trim and Remodeling

1541 Weaver Jones Rd
Rutledge

ZSHEET COATINGS

3574 Splinterwood Rd.
Norcross

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