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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 Tinley Park, IL

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

A&J handyman services

2032 s ingleside


9112 Basswood Dr
Tinley Park

AB Builders Services Inc

509 bristol ln

Absolute Renovation Incorporated

6901 Olyimpic Dr.

ABY Construction

1N250 Bloomingdale Rd
Carol Stream

ACA Roofing & Construction Inc

3433 N Pontiac Ave

Advanced Roofing & Construction

47 West Polk St

Alliance Builder Services

5854 Rust New Port

AllPro Construction & Roofing

9950 Lawrence Ave
Schiller Park

Alpha 1 Pro

559 N. Marion St Ste. 138
Oak Park

AMD Remodeling And Painting

1924 73 Road Court
Elmwood Park

American Home Improvers, Inc.

10 East Main St
East Dundee


24643 john adams dr.

Ancient Construction

10415 Penny Ct S

Apex Construction Company, Inc.

29w165 Bolles Ave
West Chicago

Aq construction inc

1210 prodehl dr

ARI General Contractors

131 Normandy Dr.

Artisons Painting and Remodeling

4143 Eberly Avenue

Bayer Builders

4356 Prescott Avenue

Bella Construction & Remodeling LLC

332 S Michigan Ave

Best carpentry Hardwood Floor

3121 N 77th Ave
Elmwood Park

Big City Construction

1925 W Hubbard St

Bladel and Sons Home Maintenance

P.O. Box 5210
Glendale Heights

Borter Z, Inc

9950 Lawrence Ave Ste 204
Schiller Park

Bridgeview Construction

7146 thomas ave

Brighterside Contracting Group Inc

101 David Dr

Bryan's Drywall

141 W Porter Ave

Bts Construction INC

535 w 37th st

Budget Bob's Concrete & Home Remodeling

7231 West 171 St.
Tinley Park

Built 2 Perfection

726 Graham Rd
North Aurora

Busching Electrical & Maintenance

24711 Bluff Rd

Butler Home Construction Co., Inc.

8522 W 192nd St.

BV Handyman Services

271 Oakwood Drive
Wood Dale



Chicago Dortmund Construction

2325 n niva
Elmwood Park


PO Box 1637


450 Sheridan Rd

Clyde's Home Improvements Inc

16142 Pamela Ct
Oak Forest

Cobblestone Properties, Inc.

PO Box 373





Contreras Contractors

Melrose Park, Illinois 60160
Melrose Park


Highland Park


North Aurora

CSW Designs

425 Highland Rd

Cunningham Builders

869 Magnolia Cir

Custom Sprayz


D G R Construction, INC

Country Club Hills

Dave's Construction & Concrete

9501 Sumac Rd.
Des Plaines

Dave's Contracting & Cleaning Inc

All over Illinios

DC Electric

23520 82nd Pl

Decks Plus

6015 s merrimac

Delgado Homes

1128 S 7th St
Saint Charles

Dell Design & Construction

15756 W. Woodbine Cir
Vernon Hills

Derkson Home Remodeling

1390 Mulberry Lane
Crystal Lake

Des Plains Construction

9461 bay colony dr
Des Plaines

Design A Deck Inc

254 Ian Ave
New Lenox

Design Studio K & B

8224 Central Ave
Morton Grove

Designs by Lloyd

7922 s. Throop

Diemy Construction

2238 W Cermak Rd

DirectBuy of Indianapolis

8450 Westfield Blvd


9509 Gulfstream Rd

DMD Restoration & Remodeling

828 Davis St


P.O. Box 39
Oak Forest

Doudys Co LLC

PO Box 338
Prospect Heights

Dupage Contractors

5 S 765 Timberlane Dr

Dzigns, Ltd.

641 Briar Hill Ln.

EA Precision Builders Inc

423 Wimbleton Trail

EDO, Inc.

1504 S Prospect Ave
Park Ridge

Eichele and Valene Remodeling

30W270 Butterfield Rd


Glen Ellyn



Fast Interiors

N0.2,S.V.Koil Street, Sekar Nagar, Ashok Nagar

Final Cut Painting and Construction

2407 Essington Rd

First Professional Construction

975 E. Red Oak St.

Flood Specialists, Inc.

471 N 3rd Ave
Des Plaines

FOC Construction

McVicker Ave
Morton Grove

Fraczek Renovations

1002 west Colfax St.

Fricano Construction Company

10364 Front Ave
Franklin Park


1132 ROSE RD
Lake Zurich

G Construction Co

6958 Margarets Ct Yard
Tinley Park

Georgia & Company Construction Inc

875 N Michigan Ave

Green House Effect LLC

1660 Lake Eleanor Dr




Glen Ellyn

Handy Jack Solutions

1463 Linden Road

Handyman Plus Construction

4424 Wilson Ave
Downers Grove

Hearth Ltd

7760 W Devon Ave

Hickory Hills Construction

8820 s 79th st
Hickory Hills

Home Dimensions

4450 Kirchoff Rd
Rolling Meadows


308 E South St

Huss Construction Inc.

8139 Ogden Ave #6

Hyde Park Interiors

5730 S. Blackstone Ave


2940 W Lake St

Inter Home Remodeling

6555 W Roscoe St

J H Contracting

Forest Park

Jacob's Ladder Handyman & Remodeling

20433 Crescent Lane South

Jake Ross Remodeling

131 s. Westlawn

Jeck's Remodeling Experts

8150 N Clifton Ave

JN Remodeling and Painting Service Inc.

111 Kensington Dr.

Johannes Builders

106 Calendar Street
La Grange

Johns Electric Troubleshooting

5643 N. St. Louis Ave.

JR Handyman And Construction

1065 E. Grant Dr
Des Plaines

K&E Handy Worx


K&P Snowplowing and Construction Inc

8725 w 96 th st
Palos Hills


2632 W Superior St

Kobez Co.

1813 Vivian Way Ct.

Konrad Custom Homes INC

2400 West Johnsburg Road

KRA Carpentry & Construction, Inc.

405 N Lincoln St

Kuehn Builders

7041 Willow Springs Rd

L B Construction

8833 La Crosse Ave

L&S maintenance

12149s eggelston

Laura's Designs

405 East Mission Street

LAW Ventures Ltd

1759 W 18th St

Leahy Construction

618 Hannah Ave.
Forest Park

Lelyn Services

PO Box 166

Lincolnshire Construction

22 lancaster ln

m2 Creative Management Solutions

333 W Hubbard ST

Master Works Construction LLC

1405 Ashley Road
Hoffman Estates Il

Mazzei Homes & Renovations, Inc.

5351 N. Pittsburgh Ave.

MC Associates & Developments

2621 W. Greenwood Avenue

MCA Construction

10517 Windsor Dr

Michael J Till Associates

915 Michigan Street

Mike Schaap Builders

12969 Greenly St

mns illinois homes


Modena General Contractors

6767 N Milwaukee Ave

Mr & G Construction & Remodeling

8119 W Charmaine Rd
Harwood Heights

Multiman Services

2120 Riverside Dr

Nail It Innovations

20821 rock run dr

Nationwide Electrical Const & Maint

10842 S Michigan Ave

Neal Construction

2417 W Cortland st

Netos Drywall

1315 Ironwood Ct

New City Remodeling

4848 N Sheridan Rd

New Floor Coverings Inc.

639 South LaGrange Road, Suite 214

New Homes Inc.

27 Essex Lane

North Brook Construction

322 chipilii dr




1433 W. Leyland Ave

Omega Construction Trades

4049 Kolze ave.
Schiller Park

Orren Pickell Building Group

550 Frontage Rd

Patriot Plumbing Service inc

1121 Breuckman drive

Peralta Painting & Remodeling

1100 N Karlov

Pilcher and Sons Inc

P.O. Box 324
Glen Ellyn

Pinnacle Property Maintenance

939 W. North Av

Plaza Construction

15524 S lorel ave
Oak Forest

PLS Remodeling

5623 Tennessee
Clarendon Hills

Pro Construction Solution Inc

4157 N Pittsburgh Ave

Property Symphony, LLC

10348 S Artesian Ave

Quality Work Propery Management

608 Hickok
University Park

R.A. James Construction Inc

6735 W Stanley Ave



Rainbow International Restoration

7848 Keeler Ave.

Ray's Construction Co.

7921 S Dobson


22234 Harper Ave
Chicago Heights

Remi Painters, Inc.

1088 Gold Finch Lane

Renaissance Handyman Services

401 E 32nd St.

Richards Fisher Inc

153 N Cuyler Ave
Oak Park

Rj handyman service

1205 honey hill rd


1954 First St.
Highland Park

Rowe Renovations

4719 N. Lawndale Ave. 2S

Sam's Professional Remodeling

7948 w 108th St
Palos Hills

Schiller Contracting, Inc.

7514 W Diversey Ave
Elmwood Park

Skik Enterprises, Inc

14509 S. Hill Crest Rd
Homer Glen

Spannan Home Improvements Inc

39220 N. Cedar Crest Dr.
Lake Villa

Speedpro Imaging of Chicago

2130 W. Fulton St.

SRT Management Inc

PO Box 160

Starke Industry

640 Fairlfield Lane

Stash Construction

2137 4J Hart Street

T. J. Concrete

138 S. Wilmett

TDK Remodeling and Home Services

21 W 151 Coronet Rd

The Kitchen Studio of Glen Ellyn

522 Crescent Blvd
Glen Ellyn

Tier 1 Inc

10948 S Moody Ave
Chicago Ridge

Tinley Park Construction

17268 S 71 st ct
Tinley Park

Tm Image Construction Inc

7321 Summit Rd

TMCM Construction

7901 W. Park Ave.

Top Electric

4545 oakly

Toro Builders Corp.

5412 W. Roosevelt

Troy Construction

5936 N. Caldwell Ave.

True Customs Inc

31w495 Spaulding Rd

True Remodeling Inc.

9753 Southwest Highway
Oak Lawn

TV Stone Corp

1928 Indianapolis Blvd


P.O. Box 390793

UpKeepers Inc

219 55th St
Clarendon Hills

Upraisin Inc

2417 w. Warren Blvd

WNUK Construction

1617 W roosevelt Rd

Your Chicagoland Remodeling

12822 Carriage Ln.


6850 W. Montrose Ave.
Harwood Heights

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