How to Pick a Contractor
Information about how to pick a remodeling contractor may be found at the National Association of the Remodeling Industry (NARI) or a number of other websites including Avoiding Home Repair Fraud and Building Contractors. Look at several of these because they offer different information. Picking the right contractor to do your remodeling or other construction project can be the most important thing you can do to assure that you have a success construction project. But it is import that you understand that YOU play an mportant part in your construction project.
Search public records in local counties to see how many liens/lawsuits/complaints your contractor may have filed or have filed against the contractor. While some liens and actions may be expected, a great deal of liens or actions may clearly signal issues (red flags), including a failure to pay subcontractors and suppliers. If a contractor has been sued by a number of homeowners, that may be a red flag. Legitimate disputes may always arise for any business but look into the information and ask the contractor to explain. Another red flag may be a contractor who files a number of criminal warrants against homeowners. This may indicate that the contractor is abusing the criminal system to threaten consumers into paying for projects that the consumer would otherwise dispute.
Insurance: Check to be sure that the contractor has liability insurance and workers compensation insurance (if required by law). Just because a company provides you with a purported certificate of liability insurance does not mean that the insurance has not been cancelled since the issuance of that certificate or, as has unfortunately been done by some unscrupulous contractor, an expired certificate doctored to bring the dates current. Be sure to check with the agent to be sure that the insurance is valid. Note: State licensed contractors are required to at least have minimum liability insurance policies but there is a chance (although less likely) that even these can be cancelled and an administrative notification in process.
Search public records in local counties to see how many liens/lawsuits/complaints your contractor may have filed or have filed against the contractor. While some liens and actions may be expected, a great deal of liens or actions may clearly signal issues (red flags), including a failure to pay subcontractors and suppliers. If a contractor has been sued by a number of homeowners, that may be a red flag. Legitimate disputes may always arise for any business but look into the information and ask the contractor to explain. Another red flag may be a contractor who files a number of criminal warrants against homeowners. This may indicate that the contractor is abusing the criminal system to threaten consumers into paying for projects that the consumer would otherwise dispute.
Insurance: Check to be sure that the contractor has liability insurance and workers compensation insurance (if required by law). Just because a company provides you with a purported certificate of liability insurance does not mean that the insurance has not been cancelled since the issuance of that certificate or, as has unfortunately been done by some unscrupulous contractor, an expired certificate doctored to bring the dates current. Be sure to check with the agent to be sure that the insurance is valid. Note: State licensed contractors are required to at least have minimum liability insurance policies but there is a chance (although less likely) that even these can be cancelled and an administrative notification in process.
FAQ's about Picking A Remodeler
What about referral services that claim to "screen" contractors?
While there are purported screening services, I do not recommend using these services exclusively. If someone has a bad rating on the BBB or Angie's List, that probably indicates you should run away from the contractor. But if they are not listed or have a good rating, does that mean you are done checking
them out. Absolutely not! I have seen very bad contractors who are not rated or who may intimidate those who try to post honest ratings. Some bad contractors are notorious for having "serial companies" - when one company gets a bad rating they just create a new one.
What truly impacts the quality of your project?
There are numerous examples where a good contractor has a bad project. Were the subcontractors the same? Did the project supervisor change? Were the products used in the projects the same? If the products change, the subcontractors may change. A contractor may have a great interior designer
working with them for a kitchen remodel but a horrendous outdoor deck subcontractor. No two projects are likely to be the "same." How many projects are going on at the same time?
What questions do I ask when checking references?
Ask questions about quality of work, adherence to the schedule, rework, and inspection issues. Did the contractor communicate regularly and responsively? Did the contractor work with the homeowner in the resolution of disputes. Ask about the quality of subcontractors.
While there are purported screening services, I do not recommend using these services exclusively. If someone has a bad rating on the BBB or Angie's List, that probably indicates you should run away from the contractor. But if they are not listed or have a good rating, does that mean you are done checking
them out. Absolutely not! I have seen very bad contractors who are not rated or who may intimidate those who try to post honest ratings. Some bad contractors are notorious for having "serial companies" - when one company gets a bad rating they just create a new one.
What truly impacts the quality of your project?
There are numerous examples where a good contractor has a bad project. Were the subcontractors the same? Did the project supervisor change? Were the products used in the projects the same? If the products change, the subcontractors may change. A contractor may have a great interior designer
working with them for a kitchen remodel but a horrendous outdoor deck subcontractor. No two projects are likely to be the "same." How many projects are going on at the same time?
What questions do I ask when checking references?
Ask questions about quality of work, adherence to the schedule, rework, and inspection issues. Did the contractor communicate regularly and responsively? Did the contractor work with the homeowner in the resolution of disputes. Ask about the quality of subcontractors.