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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.

 

?
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.
?
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 Cleburne, TX

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

4P's Maintenance & Remodeling

101 Kuranda Ct
Weatherford

A Plus Gutters & Painting

3013 Glasgow
Sherman

A to Z Remodeling

223 N Collins Rd
Sunnyvale

A TOTAL LOOK WOODWORKS

5800 AMOS N
Joshua

ABC Contracting

1600 Lake Shore Drive
Fort Worth

Above Remodeling & Tile

5805 Old Crowley Rd
Fort Worth

ABS Homes

3352 Chapel Ridge Way
Fort Worth

Ace Custom Construction

113 Buffalo Creek Dr
Crandall

Advanced Construction

PO BOX 1904
Aledo

Advanced Painting & Drywall

3089 Bryan St
Dallas

Al Faiz Electric

2435 N Central Expy. #1200
Richardson

All Service Unlimited Com

2709 McCutcheon ln
Dallas

Always Dependable Home Remodeling

1008 knight circle
Hurst

Andy OnCall

6633 Boulevard 26
North Richland Hills

Ann's Construction

28240 Private Road 6103
Kemp

ANR CONSTRUCTION

4525 Bryan Cir
Sachse

Apulum Construction & Remodeling LLC

43 Lindsay Ln
Haltom City

Armadillo Maintenance and Remodeling

5024 Crystal View Dr #4305
Keller

Artisan Construction Group

2911 County Road 330
Mckinney

Atlas Buildings, Pools and Spas

9600 South Freeway
Fort Worth

atlas contractors and roofing

1269 record crossing

B & T Handyman Services

1014 Chestnut St
Irving

B R E C K Contractors

P.O. Box 452
Princeton

Bauer Roofing and Construction

4601 Dogwood Dr
Denton

Bayou Builders Construction, L.L.C.

1223 Farnham Court East
Irving

BBBEC

3901 Arlington Highlands Blvd
Arlington

Bentley Residential Design

11640 Colmar St
Dallas

Benton Construction

P.O. Box 2937
Weatherford

BER Handyman & Home Services

201 E. Criddle St.
Waxahachie

Big John's Remodeling

339 Haines Road

Bill Baker Construction

820 14th St.
Plano

Blackburn Remodeling

1737 Hoops Ln
Mesquite

Blueprint Construction

3521 parkridge dr
Dallas

BOONE REMODELING

318 college street
Cleburne

Bottega Design Gallery

2824 Marquita Dr
Fort Worth

Boyd Remodeling & Renovations LLC

100 Quell Creek Dr.
Crowley

Bretts Painting And Remodeling

3604 Kite Ct
Arlington

C&H Construction

204 E Boyd Ave
Boyd

Canon Interiors

6119A Greenville Ave
Dallas

CAT Contractors

2828 Eastbrook
Mesquite

CBC Contracting, LLC

8004 Summerleaf dr
Arlington

CC Martin Construction

1804 E 2nd St
Cleburne

Cedar Hill Design Center

1001 S Highway 67
Cedar Hill

Cellier Builders

604 St Lukes Dr
Richardson

Champion Home Interiors

304 Arthur Dr.
Kennedale

Champion Total Restoration

10935 Estate Ln Ste. 201
Dallas

Chip Jones Remodeling

5072 Lake Vista Dr
The Colony

Classic Home Theater

412 Moss Hill Ln
Euless

Clearwood Contracting

308 Temple Hall Hwy
Granbury

Clog Busters Plumbing

809 Lloyd Rd
Little Elm

Consider it Built Retrofit

2702 Weatherford Hwy
Granbury

D & I Landscape Construction

3202 Cockrell Ave.
Fort Worth

D&D HOMES

4021 J Rendon Road
Burleson

Davidson Reconstruction Inc

220 Adams Drive
Weatherford

DeTray/Adams Construction

4412 Bobbie Ann dr.
Granbury

DFW Construction Group

208 Southland Dr
Sanger

Dial One Service

911 Carlsbad
Mesquite

DirectBuy of Indianapolis

8450 Westfield Blvd

DOWN HOME FENCE & DECK

123 LESLIE LN
Irving

F & A Construction

2503 El Capitan
Dallas

Factory Flooring Liquidators

1500 N. Interstate 35 E.
Carrollton

Fishers Remodeling & Handyman

116 Vanderbilt Lane
Waxahachie

Gem Home Remodeling

9400 N Macarthur Blvd. #124-402
Irving

Geringer Construction

2233 Chasefield dr
Plano

GK Home Services

Waxahachie

Go Greene Electric

167 Shelby Circle
Red Oak

Goodrum Renovation and Home Remodel

409 HWY 180 W
Mineral Wells

Gordons Remodeling & New Construction

1421 Marble Canyon Dr
Desoto

Grand Pro Investments, LLC

PO Box 541088
Grand Prairie

Grayson Xavier Construction

925 Brown Trail
Bedford

GSG Windows and Doors, LLC

301 N Las Vegas Trail
Fort Worth

HOUSE MENDERS INC

7145 BARBADOS DR
North Richland Hills

Hulen Modern Dentistry

4833 S Hulen St
Fort Worth

iConcrete Plus

11911 Greenville Ave
Grapevine

Imagine Redesign

Parker Road
Plano

Inside Out Dallas Roofing Repair

5706 E. Mockingbird Ln
Dallas

INVISIBLE PAINTING

416 2ND ST
Irving

J R Morgan Contracting

138 MEADOW GLEN LANE
Ovilla

J&B Construction

229 Kennedy Dr
Crowley

JACS General Contracting LLC.

2100 North State Highway 360
Grand Prairie

James Thornell and associates

3419 Westminster Ave.
Dallas

JH Development

2770 N HWY 360
Grand Prairie

JM Construction

1805 S Carrier Pkwy
Grand Prairie

JMC Contractors

P.O. Box 91
Copeville

Jonesco Construction

4287 Belt Line Rd
Addison

Just Rite Plumbing

PO Box 3088
Burleson

Kennedale Mansfield Plumbing

1451 Heritage Parkway
Mansfield

KP Plumbing / Home Repair

4304 Deering Dr.
Fort Worth

LAKEWOOD HOME REPAIR

7189 GREENTREE LN
Dallas

Longhorn Integrators Inc.

322 Eagles Crest
Sunnyvale

Loviolette Enterprises

120 Faldyn St
Bastrop

Lucky Construction

PO Box 2064
Cedar Hill

Margo's

P.O Box 92143
Southlake

Martin & Son Roofing and Construction

12504 White Oak Dr.
Burleson

MB Services

1401 N Preston St
Ennis

MC Remodeling & Restoration

211 King Ranch Court
Fort Worth

Meadows Construction

636 Harbor Dr
Azle

merrittpainting&remodeling

3317 finley rd
Irving

Metroplex Roof and Fence

6801 South I-35E
Corinth

MgM Painting and Remodeling

6705 Beaty St
Fort Worth

Midas Painting & Drywall

3804 William Dehaes Dr Apt 1706
Irving

Mighty Construction

5348 Lynda ct
North Richland Hills

MJG Services, LLC

612 S Parkridge Dr
Mansfield

MML Renovations

7913 Hidden Path
Denton

MODERN VILLA PAINTING

2816 LINEVILLE DR
Dallas

Modular Building Associates

PO Box 2468
Coppell

Oleander Construction

20530 Benwest Ct
Spring

Optimum Construction

3901 Arlington Highlands Blvd.
Arlington

Palafox Roofing Systems

133 Sports Pkwy, Suite E
Keller

Pit to Palace Cleaning LLC

PO Box 694
Burleson

Ponchos company

3405ryan ave

Pro Twins

6008 willow way
Rowlett

Professional Home Improvements

1106 W Lone Star Ave
Cleburne

Property Perceptions, LLC

6603 Vintage Dr.
Arlington

Quisenberry Construction

101 E Renfro
Burleson

R&M Enterprises

7208 Bloxom Park Rd
Kennedale

R2 Construction Inc.

737 Caddo Rd.
Joshua

Rain Leak Doctors

620 Fawn Measow Trail
Kennedale

Reber Woodworking

1305 Fir St
Cleburne

Remarkable Renovations

PO Box 181738
Arlington

Repair Pro Construction Handyman

301 S David St
Burleson

Revelation Construction Services

4561 Butterfly Way
Keller

Richardson Construction

2706 State Highway 361 Apt 304
Ingleside

Rincon's Custom Carpentry

7710 Meadowview Dr.
Houston

Rockin' D Services

164 Wood Farm Rd
Huntsville

Rogers Construction

460 Davenport
Waxahachie

RV Services of Texas

1990 S Burleson Blvd
Burleson

RW HomeImprovement

PO Box 542461
Grand Prairie

S & S Construction

10002 County Road 1238
Cleburne

Safety First Walk In Tubs

8512 Brookridge Dr
North Richland Hills

Scott Burden

1414 redbud Lane
Garland

Seamonsters Creations

508 Fossil LAke Ct
Arlington

Selz Contracting

309 church st
Bridgeport

Sharkey Construction

908 Colorado Dr
Allen

SHI Design

1701 N Greenville Ave
Richardson

Southern Traditions Construction Inc

4401 Willow Wood Rd
Melissa

Spencer Development

5306 Firewood Dr
Arlington

Star Roofing and Construction

2364 Highway 287 N Ste 107
Mansfield

Starr Construction

PO Box 803682
Dallas

Stone Quarries Direct

4100 Stadium Drive

Stringer Construction

648 Northward Drive
Royse City

Studio B Design Group

3013 Princeton Dr
Plano

Suburban Roofing

5250 Hwy 78
Sachse

Tex-Pro Roofing and Remodeling

2666 quinn st
Fort Worth

Texas Building Pros

6125 Airport Freeway
Haltom City

Texas Painting and remodeling

Centrally Located
Fort Worth

Texas Renovation Services

910 S. Crowley Rd. Ste 9-303
Crowley

Texas State Property Services

2829 Sonora Ln
Mesquite

The Empire of Tile and Granite

3108 Shady Creek Circle
Red Oak

The HR Group

7407 83rd St
Lubbock

The Laser Group Inc

PO Box 1358
Rowlett

Titan Contractors

2100 N Hwy 360
Grand Prairie

TLC Construction & Remodel

1227 Usher Street
Benbrook

Tomahawk Roofing Company

105 Windridge Trail
Burleson

Triple J Design & Construction

6969 Pastor Bailey Dr
Dallas

Triple R & B Contractors

2721 Misty Harbor Dr
Little Elm

Trusted Restore

12407 N MOPAC
Austin

Ulrichlogcabins

2000 Melissa Lane, Cleburne, TX 76031
Cleburne

Umanzor Painting and More

1719 Quinlan ct.
Arlington

Wall Construction, LLC.

801 Augusta Suite 3
Red Oak

Wallbeds N More

790 S. Main St
Keller

Walter Barber

2401 Ohio Dr
Plano

WaterMark Design Build Remodel

15950 Dallas Parkway #400
Dallas

Webb Custom Woodworking

823 Green Pastures Dr
Cedar Hill

West Custom Home

632 NW Renfro St

World Class Construction

511 Inspiration Dr
Lancaster

Xtreme Remodeling TX

124 rose ln # 105
Frisco

Yellow Jacket Construction

237 NE Moody St
Burleson

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