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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!
There are two sides to this and everyone will have an opinion.  I can tell you that from a contractor's point of view a customer that is up front with me is much easier to work with and the entire experience is much more pleasurable to all parties involved.  If you treat your contractor like there's always something to hide from him expect the same in return.  A good contractor is going to take your budget into consideration and make recommendations based on that budget.  When possible, he's going to estimate the work 10-20% under your target to leave room for the unexpected.  With any remodeling work, there's always the possibility and likelihood that there will be surprises that will have to be added such as mold damage, improper existing framing, etc.  The cushion allows room for the project cost to grow without going over your budget.  If no problems are found and you decide to spend that money some of the final finishes can be upgraded or other projects added.

Another good arguement for disclosing your budget to your contractor is to save you both some time and aggrevation.  You may have a $10,000 budget and want $30,000 worth of work.  Wouldn't you like to know your desires aren't possible before you get your hopes up or spend money on design fees for plans you can't afford?  Likewise, the contractor doesn't want to put in the hours of calculating the estimate only to find out it was all for nothing or that he has to refigure for a much lower cost after pricing what you specified.

Be fair and honest with your contractor if you expect the same respect in return.  You'll get a lot more out of it with the right contractor.

Todd Shell
Todd's Home Services
San Antonio, TX

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!
Yes, you can ask for these items.  Second Century Homes answered your question well - most contractors do not do a break down to prevent haggling on items that shouldn't be part of the discussion.  People sometimes forget to allow the builder to make money. . .  Builders also want the entire job, not the nickle and dime menu selected items - you may find the contractor says "Thanks, but no thanks" if you ask them to remove portions of the work.

The real question is why do you need this break down?  If you are thinking you will do the demo yourself to save money, you can certainly tell your contractor this - but I would be willing to bet once you buy or rent the tools, haul the trash to the correct disposal dump (many trash dumps will not take home building materials anymore) and clean up / prep for the new work - you will have spent more and delayed the project more than just letting the professionals do it. Plus, do not be surprised when they still have to do additional demo work that you didn't know would be needed to complete the job, etc.

Also keep in mind that cutting portions of the work out of the job to do later is not a money saving move.  You will find that the cost for the individual items go up when done seperately - the contractor has to come back multiple times, has to set the equipment back up, possibly pull seperate permits, schedule the work crew / subs, etc.

If you are asking for the break down to compare bids, then again, tell the contractors what numbers you want to see.  If you are doing it because you feel the total price is too high, have a discussion with your contractor; they may be able to suggest ways to save costs, etc.  Ultimately if you know the materail costs, and have the total figure, you can do a pretty good estimate of the percentage for labor and profit in the job.

It is your project and your contract, so you can ask for anything you want on the quote - just be clear on why you want the information so the contractor can work with you.

Good luck!

All Modular Home Remodeling Companies in Lilburn, 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

1st Call Handyman

2700 Braselton Hwy #190

2SW Inc

1590 May Avenue


1770 East Hermitage Rd

A Pros Touch

25 Amanda Acres Pl

AA Handyman

330 North Crosslane Rd.

Abercrombie Contracting

7301 Holland Way

ACE Custom Cabinets

4625 Canton Hwy

ACS Construction Inc.

PO Box 13175

American Sprayfoam, LLC.

6669f Peachtree Industrial Blvd.

Amigos Renovations LLC

3193 Oakcliff Rd

Architectural Solutions, LLC

5556 Redan Road
Stone Mountain

Ashley's Quality Contractors

7025 Briston Place

ATL Restoration


Atlanta Construction Enterprises Inc

121 Courtland Circle
Powder Springs

Atlanta Home Solutions

390 Racetrack Rd

Atlanta Roofing and Renovations

2749 Drew Valley Road

Atlanta's Best Repair Service, LLC

312 Fontaine RD

ATM Constructors, Inc

3559 Six Oaks Court

Bald Eagle Enterprises

4733 Sugar Hill Rd

Best Quality Renovations

165 White Acres Drive

Blackhawk Construction Services, LLC

2270 Northwest Parkway

Call Riley, LLC

PO Box 2058

Callaway Builders Inc

PO Box 1585

Camdur Building Group, Inc.

628 Old Town Road
Villa Rica

Camp Construction LLC

1155 pleasant hill rd.

Carter Construction

141 Cedar Run Ln

Castlehaven Construction

1662 Broughton Ct

CEN Construction

4997 Lake Ridge Trail

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

1687 South Gordon Street SW

Cherry Development Services

1625 Conley RD

Classic Renovations and Home Repairs

2242 Brookfield Dr

Cobb Home Repair

2336 Jomarc Way

Colby Home Services

1608 Cherry Hill Ct SW

Collinson Construction

4990 Bowman Park Pt

Colors & Remodeling, Inc

PO Box 1393
Powder Springs

Colossal Construction Company LLC

590 Means Street NW

Concepts Tile And Home Renovations

831 Stonebrook Dr

Concrete Masonry Experts

6718 Jojanne Ln

Cumming Home Repair

6135 Paddock Lane

Curtis ans Sons HVAC

4093 Brock Dr

Customized Roofing and Home Remodeling/Repair

2096 Kennesaw Due West Rd NW

Cutting Creations

808 Braselton Hwy.

Disaster Recovery Specialists, LLC

40 Picketts Creek Dr

DMC Construction

3657 Medlock Brg
Johns Creek


5935 Hickory Springs Drive

Dogwood Construction

21 Dogwood Path

Dritek Services Llc

249 N 5th Ave

E-Z Home Improvement and Repair

P.O. Box 170182

Eagle Home Improvement

30 Summer Ln

Electrical Specialist Corporation+

5320 Roswell Rd


P.O BOX 1185

Emstar Contractors

267 Cobb Pkwy N

Eurobella Company

180 Industrial Park Cir

Georgia Handymen

3021 Frankie Ln

Golden Insurance Advocates, LLC

4651 Woodstock Rd #208-110

Green Hammer Renovations

2017 Cambridge Dr

Greenco, Inc

2377 John Glenn Drive

Hall's Handyman Service of Georgia, LLC

327 Rock Forge Court

Hallmark Construction Company

3450 Butner Rd



Hands You Demand Inc

3481 Midvale Rd

Harbin Painting & Remodeling

417 River Forest Dr

Hendon Home Renovations

1233 Buford Hwy

HG Solutions for your Home

4046 Highway 154

Highnote Drywall

115 Belmont Trail

His Home Repair & Painting Services

1000 Peachtree Industrial Blvd

Home MD, LLC

58 Chadds Pointe

Intown Contracting

3275 Majestic Circle
Avondale Estates



J.W. Mobley Quality Construction

639 Falling Leaf Drive

JLG Construction

5045 Fieldgate Ridge Dr

K & M Construction Group LLC

PO Box 875
Locust Grove

K & N Renovations

141 Old Atlanta Hwy

KG Custom Build

1093 Westfield Trace




500 River Overlook Dr.

Lar/Con Construction, Inc.

4921 Old Briar Trail

Lawson Enterprises, LLC

3318 Bailey Rd

Leak Master Roofing and Repair

3472 Eberhart Cemetery Road

Madison Row Remodel & Renovations

1225 Whitlock Cove


393 turnberry dr

Mark Mitry Remodeling

6920 Wade Rd

Maven Renovations

310 Greenhaven Dr

MC6 Electric LLC

111 Arnco 4th Street

MD House Doctors

1234 Spooner Street

Merkerson Handyman Services

131 Orchard Hill Dr.

Metro Home Care

4725 Cobb parkway

Metro Repair

139 Hill Street

Mobile Home Repair

512 Cobby Cir

Mr Fix It

171 ironbound trail

North Georgia Trimwork LLC

1058 Boulevard Dr. NE



Noss Construction

422 Grayson

Oldcastle Surfaces-Atlanta

1400 W Marietta St

One Call Home Preservation, INC

999 Bailey Road

Outside Image LLC

2151 Dixie Ave

Outside The Box Construction

44 Pine Ridge Road

Palmer Contracting

5606 Hickory Flat Hwy

Parker Enterprises

2158 Cedar Dr

Parker-Fry, LLC

1 Glenlake Pkwy Ste 700

Paul Handyman


PB Construction

1816 Fair Oaks Pl

Perez Insurance Professionals

2800 Canton Rd

PH Improvement LLC

P.O. Box 1561

Pickwick Services LLC

1010 Huntcliff Ste 1350

Pinch a penny l.l.c.

5923 4 Winds Dr SW

PK Masonry

5090 Highway 92

Premier Homes and Contracting Group LLC

210 Old Loganville Rd

Prestige Hotel Renovations

4901 Crinklepoint Ct

Prestige Residential A Cochrane Group

60 Millers Mill Rd

Pro Maintenance Solutions

Cleveland Highway


7072 Silverton Trail

profect painting and drywall

16490 hopewell rd

R Bennett's Emporium Inc

3123 Moon Station Rd

Radco Electric

442 Woodruff Crossing

RCD Renovations

2883 Pleasant Hill Road

RE Industries LLC

3522 Ashford Dunwoody Rd #156

Residential Home Pros

157 Nettie Lane

Restoration 1 Atlanta

2070 Attic Pkwy


2910 Burnt Hickory Rd NW


330 Ronnell Rd

RJK Renovations

1590 N Roberts Rd NW

Robertson Masonary Construction Co

5648 Shadow Rock Dr

Ron Taylor Painting & Pressure Washing

4350 Joe Chandler Rd

Rowes Renovation Remodeling and Construction

1214 Sydney Pond Circ, Box 464683

S.Duren General Contractors

716 Mt. Zion Rd

Safe and Affordable Handyman

4335 Hwy 53


2300 Holcomb Bridge Road

Service by Hector

2690 Larkspur Dr

Simply Southern Homes LLC

PO Box 110

Solutions Remodeling LLC

1222 Colony Dr

Southeast Remodeling

947 Forest Ridge DR

Southern Finishes Inc

874 Oak Moss Dr

Southern Handyman Services

4756 Chickasaw Way, SE

Southern Remodeling Company

1625 Oakfield Lane

Southern Specialty Contractor LLC

1990 Flippen Rd


1000 Peachtree Industrial Blvd

StoneCraft Roofing and Contracting LLC.

25 Salt Creek Point


12780 new providence rd

StressFree Contractors, LLC

5495 Jimmy Carter Blvd

Superior Roofs and Construction

450 Mountain Laurel Drive

Taylor's Roofing And Remodeling

167 Chastain Way

The Howard Group, Inc.

1010 Lakeview Knoll

The William Collins Group

6530 Crofton Drive

Thomas Contracting

999 Malibu Dr

Tim Forzly services

lake lucerne

Tinoco Home Innovations, LLC

P.O. Box 1827

Total Home Specialists LLC

1418 Pickets CT. SE

Verde Square

3020 Canton Rd

Warner Construction & Contracting, LLC

170 Boulevard SE Apt E110

Wells General Contractors, Inc.

100-B Amos Drive

WellSpring Designs

2445 Kings Point Dr

West Ga Home Inspection & Renovation, LLC

3903 Jones Mill Road

Wilson Roofing and Restoration

2082 Bethlehem Church Road

Woody's Home Repair

2362 Brackett Rd sw

Works Of Art

323 Hickory Street
Social Circle

Young's Interior Trim and Remodeling

1541 Weaver Jones Rd


3574 Splinterwood Rd.

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