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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 Marysville, WA

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

A Better Handyman

9713 215th Ave SE
Snohomish

A.S.P.Construction

14315 44 Dr Nw
Stanwood

ABS GENERAL CONSTRUCTION

3612 NE 4th St
Renton

Absolute Paint Pump Repairs

8510 61 Drive ne
Marysville

Advanced Construction &Remodeling

12218 4th Ave Ct E
Tacoma

All in one inc

280 SW Clark St
Issaquah

All restoration solution

12158 se 212th ct
Kent

America

Moses Lake

AMERICAN QUALITY HOME SERVICES

4829 103RD PL NE
Marysville

Ancora Construction and Remodeling LLC

8040 161st Ave. NE
Redmond

Artistic Home Renovations LLC

P.O. Box 64294
Tacoma

Avalon Pacific

25700 46th Ave NE
Arlington

Bayne Junction Woodworks L.L.C.

po box 106
Ravensdale

Belisle Construction LLC

703 n broadway st. #3

Belmark, LLC

4229 76th St NE #105
Marysville

Better Builders Electric, LLC

16518 27Th Ave NE
Shoreline

Blue Pearl Construction

15199 SE 276 PL
Kent

BMS Construction

617 Reiner Rd
Gold Bar

Bohemia Construction Inc.

9029-133 AVE SE
Renton

Bradford Building Company

8210 Wayne Ave
Stanwood

Brd Productions

5025 Taylor Ave NE
Bainbridge Island

Broadmark Construction

522 Bayton St
Edmonds

Brocks Building

12315 Vickery Ave E
Tacoma

Build All Construction LLC

P.O Box 1740
Marysville

Building Dreams 4U

23119 126th Ave SE
Kent

Building Dreams LLC

164 Vista Del Mar St.
Camano Island

Burke Craig Construction

12605 E. Gibson Rd.
Everett

Burlando Home Improvement

13526 SE 340th St
Auburn

C R Floors & Interiors Inc

34323 Pacific Hwy S
Federal Way

Cascadian Craftworks LLC

18032 99th Ave SE
Snohomish

Castor Construction

8907 Beacon Avenue South
Seattle

CDK CONSTRUCTION SVC

PO BOX 1767
Duvall

CDT Electric, LLC

P.O. Box 1732
Snohomish

CJ General Contracting

19313 45Th Dr Ne
Arlington

Clearbrook Construction

10810 NE 154th Court
Bothell

Corvus Construction

7415 2nd Dr SE
Everett

Crown Finish Construction

11104 NE 146th St
Kirkland

CTA DESIGN BUILDERS

1101 N NORTHLAKE WAY
Seattle

Custom CAD & Design Solutions

5826 Robe Menzel Rd.
Granite Falls

Custom Plumbing and Home Remodeling

19115 189th Pl NE
Woodinville

D & D Elite Builders, LLC

Marysville
Marysville

D-N-A Construction

14307 jordan rd
Arlington

Dahl General Construction

PO Box 132
Graham

DAN COLIS CONSTRUCTION

19718 SE 140TH ST
Renton

Darrow's Carpets Plus ColorTile

27028 99th Ave. NW
Stanwood

DG Builders Inc

6929 Mile Hill Dr SE
Port Orchard

DirectBuy of Indianapolis

8450 Westfield Blvd

DUNLAP CONSTRUCTION

PO Box 1707
Duvall

Dunn Construction & Remodel, LLC

11705 NE 98th ST
Kirkland

Durman Construction

20216 SE 258th St
Covington

Eagle Ridge Carpentry

5118 84th St NE
Marysville

Farrar Construction LLC

PO Box 5633
Lynnwood

Fisher Construction Services

4925 67th St NE
Marysville

Fix the World

pobox 822795
Vancouver

Forrest & Forrest Construction Services

9353 Skylark Ct
Joint Base Lewis Mcchord

Forte Electric LLC

6803 207th Ave NE
Redmond

Full Service Electric, LLC

17229 72nd Ave W.
Edmonds

Gentex Homes Inc

22920 Arlington Heights Rd

Grace Architects PLLC

7310 15th Avenue NW
Seattle

Graduate Construction

9009 20th Ave NE
Seattle

Greater Seattle Construction, LLC

10201 Main St Sute 101
Bothell

Handi Habitats

PO Box 1415
Issaquah

Harmon Home Improvements

PO Box 25126
Federal Way

Hawaiian Construction LLC

15339 173rd Ave SE
Monroe

High Standard Company

33212 124th Street Southeast
Sultan

Hodge Podge Services LLC

823 128th St SE
Everett

Home Path LLC

14023 3rd AVE W

Honorable Mention Construction

45119 284th Ave SE
Enumclaw

Housers

5127 116th st se
Everett

Illume Construction

Factoria Blvd.
Bellevue

Indigo Enterprises LLC

26828 Maple Valley Hwy
Maple Valley

Infinity Construction & Design

5720 112TH ST
Puyallup

IUEC

972 Stone Brook DR SW
North Bend

J&S Chimney Sweep and Construction

5021 Sperry Lane
Everett

J.C. Killin General Contractor

15310 47th Pl. W
Lynnwood

Jay Construction

4442 S 176th St
Seatac

JB Handyman And Construction services

7503 212th st SW B301
Edmonds

JB Kirkman and sons inc.

Mountlake Terrace

John Eno Remodeling

PO Box 1183
Lake Stevens

L&R Creations & Construction

16414 34th st ne
Snohomish

LA Enterprises

18405 North Road
Bothell

LAKE WASHINGTON HOME REMODEL LLC

16904 Juanita Dr NE #90
Kenmore

Lakevue Renovations

6302 Sycamore Place
Everett

Laura's Designs

405 East Mission Street

Level And Square Construction, LLC

3717 Newberg Rd
Snohomish

Lexi Corp

525 100th Pl SE
Everett

LFI Construction LLC

6205 24th st ne
Tacoma

LKMC Enterprises

304 Industrial Dr SE
Rainier

Mackay Construction

10125 NE 187th St.
Bothell

Marek Industry

PO Box 234
Tacoma

Martinson Contracting LLC

11826 44th Dr SE
Everett

MBH Master Builder, LLC

1415 2nd Ave
Seattle

MC Home Inspections

900 Meridan E. Ste #19-182
Milton

Mcbride Construction Resources Inc

224 Nickerson St
Seattle

Metamorphosis Construction LLC

6548 Preston Falls City RD
Fall City

Mobile Home Guys

3040 B St NW
Auburn

Modern Home Improvement Inc

6325 Martin Way E
Lacey

Mueller Construction

17791 Fjord Dr NE #218
Poulsbo

N 3 Architects, LLC

3218 Eastlake Ave E
Seattle

nationwide construction & renovation

1919 196th St SW Unit 4
Lynnwood

Neuleaf Remodel LLC

P.O. Box 893
Preston

New Green NW Construction

4725 Shilshole Ave.
Seattle

Northmen Repairs

11808 93rd Ln NE
Kirkland

Northwest Construction Consulting Inc

903 Washington Ave
Mukilteo

Norton & Associates

22407 87th ave west

O'Neil Contracting and Construction

HWY 99 and Airport Rd.
Everett

Pacific Blue Contracting LLC

14241 NE Woodinville Duvall Rd Suite 348
Woodinville

Pacific Property Service

14318 112th Ave NE
Kirkland

Pacific Quality Construction

10405 SE 172nd St
Renton

Pacific West Construction & Maintenance LLC

3240 15th Ave W Ste11
Seattle

Parsons Contracting

18505 SE Newport Way
Issaquah

PlumbStar Corporation

PO Box 95
Lake Stevens

Poquette Construction

7807 288th Ave SE
Issaquah

PRIME SERVICES

5211 93RD AVE SE
Snohomish

Rain City Construction

1427 WARREN AVE N
Seattle

Rainier View Construction & Roofing

3702 West Valley Hwy N #112
Auburn

Raygor Construction, LLC

6018 Alameda Ave W
University Place

Redhawk Group, LLC

950 N. 72nd St
Seattle

REHAB LLC

PO Box 641
Arlington

Restorco

Everett

RGCGroupllc

23812 Cedar Ct
Mountlake Terrace

RGN Construction LLC

7109 Woodlawn Ave NE Suite 204
Seattle

RH DESIGN & CONSTRUCTION INC

3920 N 13TH ST
Tacoma

Rick Thiele Builder Remodeler Inc.

24219 SE 436th St
Enumclaw

RNB Construction

10314 124th st ne
Arlington

RSR Construction

13710 134th Dr SE
Snohomish

Scalise Renovations

112th & Canyon Road
Puyallup

Schwartz Construction LLC

4708 247th St E
Graham

Shenandoah Company

29641 196th Ave SE
Kent

SKN Works

1205 125th PL SW
Everett

SLLN Enterprises

11704 172nd DR NE
Snohomish

SME Inc of Seattle

828 Poplar Pl S
Seattle

SoundView Construction

10904 21st dr se
Everett

Sterling Development Partners, Inc

3965 Bethel Road SE
Port Orchard

Studio Home

3106 Bridgeport Way West
University Place

Sundberg Homes, Inc.

P.O. Box 1568
Stanwood

Sunrise Construction (WA) LLC.

12322 Highway 99
Everett

Sunrise Contracting LLC

P.O. Box 11147
Olympia

T-Jack Construction, LLC

PO Box 886
Auburn

Teak Drywall LLC

PO Box 77351
Seattle

Tenney Construction

7202 69th Ave SE
Snohomish

Terry Jensen Custom Homes

PO Box 1237
Seahurst

The Wall Doctor, Inc.

1618 130th Ave NE
Bellevue

Thomson General Construction

850 SE Pasek St
Oak Harbor

TNT GENERAL CONTRACTING

P.O. BOX 59
Manchester

Top Rung Construction

25924 78th Ave. S.
Kent

Tuckers Cabinets Co

1625 M St NE
Auburn

Vic Steiner Carpentry Inc

4701 237th Pl SW
Mountlake Terrace

W T Construction

21124 Meridian Pl W

WA Remodeling Inc

12823 Lost Lake Rd
Snohomish

Watson Contracting LLC

PO Box 862
Monroe

WeHoneyDo.com Service Companies

10035 Main St
Bothell

Wescraft RV & Truck

3402 12th St E
Tacoma

Westwood Electric

310 SW 203rd Street
Seattle

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