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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 Brooklyn, NY

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

1-800 Construction,Inc

655 Washington Ave.

123 Construction Corp.

200 Beacon Hill Dr
Dobbs Ferry

123 Organize

Local NYC- Westchester
Port Chester

210 Construction Corp

Queens Village

24 MBC

399 Prospect Place
Brooklyn

3 King's Custom Homes LLC

114 Stony Ridge Dr

A & E Brothers Ltd

55-07 Metropolitan Ave
Ridgewood

A&J General Construction

1241 39th St
Brooklyn

ABF Construction Co.

131 West 35th Street, 8th Flr
New York

Accurate Construction

42 Virginia St

Adanuncio Electric Inc

1547 54Th St
Brooklyn

Alane Homes LLC

430 Grant Street

Amity Woodworks LLC

40 Prices Switch Rd
Warwick

Ams Construction Corporation

900 Lydig Ave
Bronx

Ams Contractors Inc.

1404 86TH STREET
Brooklyn

ARCHITECTURAL GOTHIC BUILDERS

20005 33RD AVE
Bayside

ARCHITRON CADD LLC

PO BOX 1562
New Rochelle

ASAP Renovation

1639 Bath Ave.
Brooklyn

Astris Interior Renovations

128 N 5th Ave
Mount Vernon

Atar Contractor

152F Kearsing Pkwy
Monsey

Aviv Home Improvement

960 Willis Ave
Albertson

Bella Home Improvements

4028 Hylan Blvd
Staten Island

Big Apple Remodeling

952 Manhattan Ave
Brooklyn

Blue Creek Homes

265 Highway 36, Suite 202

BNL CONSTRUCTION CORP

150 LINCOLN AVE
Mineola

Bosco & Sons Mason Contracting Inc.

1036 Park Avenue
Huntington

Bruno Bhowan, Inc.

145-40 106 Ave.
Jamaica

By Design Contracting Corp

430 Birch Hollow Dr
Shirley

CADD Masters

2 Church St
Croton On Hudson

Cafe Nunez

240 west 35th
New York

Capital Craftsmen

425 Northern Boulevard
Great Neck

CATS COATINGS

36A Smithtown Polk Blve
Centereach

Cirino Brothers Construction

958 State Rt 208 North

City Drafting

Dobbs Ferry

CityScape Construction

1 Farmers Ave
Bethpage

Clean Sweep Contracting

78 Gwenn Loop
Staten Island

Clear It Out Contracting

211 Tecumseh Ave
Mount Vernon

Codal Construction and Renovation

120 Stevens Ave
Mount Vernon

Concetti Contracting Corp.

347 Fifth Ave
New York,

Constructians

Brooklyn

Construction Oriented Corp

8420 20th Ave
Brooklyn

Cooper Contracting

147 beach 127 st.
Belle Harbor

Create

New York

Credence Development Inc

136 Alexander Rd
Monroe

Dan The Handyman

326 rt 202 lot 7b
Pomona

Dedvukaj Builders Inc

8 Old Woods Dr
Harrison

DELTA CONTRACTING

9320 50TH AVE
Elmhurst

Design Habits

West 89th Street
New York

Dunrite Contracting

150-16 11th Ave
Whitestone

DVE Home Improvement LLC

6112 134th st
Flushing

DWC Construction

178 Ocean Pkwy
Brooklyn

Dynamik of Orange County Inc.

7 Vogt Lane
Middletown

East Coast USA Construction, Inc

110-01 101 Ave
South Richmond Hill

EASY HOME & SERVICES NY INC

136-20 38 AVENUE UNIT # 9D
Flushing

Economy Blueprints

21 Hickory Hill Road
Newburgh

Edifice Renovations, Inc.

4815 59th Pl
Woodside

efbhsnging

New York

ELMAX CONSTRUCTION MANAGEMENT Inc

10205 86TH AVE
Richmond Hill

Empire State Development LLC

9714 3rd Ave
Brooklyn

Erik & Son

2286 Coney Island Ave
Brooklyn

Evolution Contracting, Inc.

PO Box 521415
Flushing

Exclusive Creations

44 Meadowbrook Ln

ez home improvements

6bwinthrop place

EZ-hiring

230 South 7th Street

Famurat Builders

219 Quincy St
Brooklyn

FD Home Improvement/Remodeling

252 N Main St.
Spring Valley

Fine Homes

p.o.box 350-580
Brooklyn

Fine Restoration

520 Mercer Street

Firriolo, Inc.

PO Box 467
Baldwin

Fitzgerald Construction

15 South Arlene Drive

Fixtures Mall

1133 Broadway
New York

For His Glory Custom Carpentry

23 Bristol Downs St
Coram

FormWorx Contracting

159A Broadway
Amityville

Frank DeMaio Construction, Inc

308 Nielson St
Huntington Station

G & A Home Improvements

45-57 40th Street
Sunnyside

G&M Works Construction & Landscaping

61 Rosedale Rd
Valley Stream

GAK Construction

202 Washington St

Georgie's Roofing Company

630 Taylor Ave
Bronx

GeoTech Home Improvements

2681 Pitkin Avenue
Brooklyn

Get It Done Now LLC

121-09 107th Ave
South Richmond Hill

haliotis construction inc

378 90th St
Brooklyn

Handy House LLC

Staten Island

Handy man fam

239 74th street

Handyman at your service

641 Amsterdam Ave
New York

HANSEN ROOFING & CONSTRUCTION CO INC

99-79 164th Road
Howard Beach

Harry G. Carroll Construction

137 McConnell Ave
Bayport

HD Construction and Installation

13303 128th St
South Ozone Park

HiRise Contracting Group

50 Charles Lindbergh Blvd
Uniondale

HK Contractors LLC

1926 Stanhope Street
Ridgewood

HKH CONSTRUCTION INC

120 W PARK AVE
Long Beach

Home Pride Construction Co Inc

PO Box 2701
Huntington Station

Home Remodeling & Renovation

271 Winthrop St
Brooklyn

Homescapes of N.Y Inc.

2511 Hyacinth st.
Westbury

HOMESNOWLA

11 Mohawk Ave

Hossain Construction Co.

9103 222nd Street
Queens Village

IJT CONSTRUCTION

485 E 95 Street
Brooklyn

IJZ Associates Inc

69 Ingraham St
Brooklyn

Innovators Service Co, LLC

909 E 173rd St Apt 3C
Bronx

IOVINO CONTRACTORS

50 SWALM ST
Westbury

iT Contracting Inc

14-21 Astoria Blvd
Astoria

J OConnor construction

434 Harman St
Brooklyn

J&S Contractor

356 brookfield ave.
Staten Island

Jadestone Construction

82 Church St.
Nanuet

JAG

Old Bethpage

Jan Sopko Construction LLC

40 Wardwell street

Jeannie's Designs Inc

3 Astro Ct
Holtsville

Jemsco Services, llc

99-79 164th Road
Howard Beach

Jersey Handyman

32 D Appletree Lane

JMC CONTRACTING

7618 13TH AVE
Brooklyn

John Dominic Cusumano

12 WILBUR ST
Lynbrook

JohnSantiagoInteriors

5-20 47th Ave.
Long Island City

JOY- HOME CONTRACTING

129 W. Sandford BLVD
Mount Vernon

K. Uddin Construction Co.

50 westminster road
Brooklyn

Knuut Builders Corp.

147 Lakeview Dr
Mastic Beach

KTR Contracting Corp

115 High Street

Kuurve

New York

L & L Home & Building Maintenance

666 Prospect Place
Brooklynn

L&J Construction

17 Beattie Ave
Middletown

LA Design and Construction

137 Newark Pompton Tpke

Laura's Designs

405 East Mission Street

Level Line Construction

22-55 31st street

Literati Group LLC

Suite 502, 55-59 Chrystie Street
New York

LJ&A construction corp

129-08-107 Ave
South Richmond Hills

Matrix Restoration Inc.

72-10 37th Ave
Jackson Heights

MAX PARANGI ARCHITECTS

399 Knollwood Road
White Plains

Meador's Top Notch Tile, LLC

P.O. Box 714
Brooklyn

Metro Contracting

2875 Lawrence Dr
Wantagh

Mid Hudson Crew

80 E Searsville Rd
Montgomery

Midway Logistics

201 Webster Ave

Mike Fusco Builder

1201 S. Crescent Drive

Miller General Contracting, Ltd.

66-39 Selfridge St.
Forest Hills

Minuta Architecture, PLLC

554 Temple Hill Rd
New Windsor

Mr. D Handyman

260 Crescent Place
Yonkers

Nanak Development

43 Ellen Circle

NASSAU SUFFOLK HOMES INC

3912 Berger avenue
Bethpage

New Hope Carpentry

58 May Street

New York CITY Electrician

130-31 Farmers Blvd
Jamaica

Nicholas L Faustini Architect PC

1700 Central Park Avenue
Yonkers

NL Home Improvement & Kitchen Renovation

179 Ivy Street
West Hempstead

NOOR GENERAL CONSTRUCTION CORP

308 FREDRICK AVE
S.Floral Park

NYC Construction On Demand

118 E 93 St.
New York

Olivos Property Perfection, Inc.

260 Audubon ave
New York

Omega Construction Group, Inc.

3822 Greentree Dr
Oceanside

OPICO Construction Inc.

89 NOTRE DAME AVE
Hicksville

Osgood Construction

10 Winding Rd

OT Construction

8520 Elmhurst Avenue
Elmhurst

P & H KOUSIDIS PAINTING

16 ORCHARD HILL RD

Pagano Brothers Carpentry, Inc.

70 Clark Street
Patchogue

PaintNY

103-20 116th Street
New York City

Perfect Project

6141 Delafield Ave
Bronx

Pineda Construction Corp

63 Hillside Ave
Monticello

PIRONI HOMES

746 HEMPSTEAD TPKE
Franklin Square

Plastx USA

21 Dixon Avenue
Copiague

Prestige Building Company

19 Carroll St
Newburgh

prestige masonry inc

1232 howard st
Peekskill

Progeny Construction & Design Group LLC

2101 Frederick Douglass Blvd
New York

Quality & Pride Home Improvements Inc

460 Beebee Ct
North Babylon

Quicksilver inc

453
Mineola

Rahat Contracting Co

720 East 39 St.
Brooklyn

Ralph & Son Contracting

91 Kinghorn St
Staten Island

RAQUE Home Improvement & Supply

3937 59th St.
Woodside

Rataway.com

2114 South Rice Rd.

RBL BUILDERS LLC

177 9TH STREET

Rem and Sons Licensed Electrical Corp

583 Nostrand Ave
Brooklyn

Renovation METRO

170 E 61st ST
New York

Reuther Material Company

5303 Tonnelle Avenue

RMD Electric Corp

341 doherty ave

Robert S. Interiors, Inc.

445 BEACH 68TH ST
Arverne

Royal Windows and Doors

1769 5th Ave
Bay Shore

S & N Electrical

94-18 Lefferts Blvd
Richmond Hill

Showercrafters

191 Whitehall St
Lynbrook

Sidcom International Inc

4460 Monticello Ave 2
Bronx

Simply Decorate, LLC

300 East 57th Street
New York

SKAVE HOMES

4434 bedford ave
Brooklyn

Skylight Building Services

383 Clinton St
Brooklyn

Skystone Inc.

67-59 79th St
Middle Village

Square LLC

PO Box 7125

Structure Build

340 Madison Ave
New York

Suffolk Home Repairs

138 Broadway
Brentwood

Superior Renovations and Remodeling

195 Thomas S. Boyland Street
Brooklyn

Tara Home-Works Inc

920 E 225th St
Bronx

The French Rennovation

67 Garretson St.

THE KELK COMPANY

385 Westfield Rd

TileShowroom

Park Ave
Bronx

Top Level Inc

180 Wetherell St

Topaz Remodelers Inc

85-44 159th St
Jamaica

Touro Contracting Corp

1541 E 56th St
Brooklyn

TREVO Drywall & Contracting LLC

41-16 35th Avenue
Long Island City

Vintage Craftsmen LLC

1 Harmony Lane
Hartsdale

VINTON CONSTRUCTION CORP.

220 Brentwood Rd
Bay Shore

W.L. Construction

P.O. Box 836
Bayport

Wolfman Contracting

91 N. 14th Street

www.contractorsbidding.com

250 maple ave
Rockville Centre

Yahoo Construction Corp

570 Ridge Rd
Elmont

Zaim Contractor Corp.

36 John St.
Staten Island

Zarrilli Homes, LLC

186 Mantoloking Road

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