HOW TO SELECT A HOME IMPROVEMENT CONTRACTOR
Keys to Success
— Be an informed consumer (learn about the type of work you plan to have done)
— Make sure the contractor is licensed (Becker Corp Builders is fully licensed in New York and New Jersey)
— Check with the Department of Consumer Protection to determine whether there have been confirmed problems with the contractor
— Get references (talk to previous clients of the contractor); only use well-established, experienced, legitimate contractors
— Make sure you have a written agreement before beginning any home improvement project
— Make sure the contract includes specific details (e.g., precise terms regarding materials to be used, finishing touches, etc.)
Contracts
Before you sign a written agreement or select a home improvement contractor:
License: Make sure that the contractor is appropriately licensed (Becker Corp Builders is fully licensed in New York and New Jersey)
Insurance: It's important that a contractor has adequate liability, disability, and Worker's Compensation insurance --- licensing in Rockland County requires proper insurance. (Becker Corp Builders is fully insured in New York and New Jersey)
References: Ask the conractor to provide you with a written list of three of his/her most recent home improvement jobs, including customer names and either a telephone number or address of the customers. Contact the customers and ask questions about the performance of the contractor. (Becker Corp Builders will provide you a list of previous customers upon request)
Written contracts should generally include:
— The name, address, license number, & federal employer identification number, if any, of the contractor.
— The approximate date when the work will begin and the date certain on which the all of construction will be completed.
— Detailed description of all of the work to be done, the materials and equipment to be used, etc.
— Specification of whether any additional/related work needs to be performed in order to comply with laws, ordinances, building codes, etc.
— Payment schedule, specified in dollars and cents. The schedule of payments must be specifically tied to the amount of work to be performed and to the materials and equipment to be supplied by the contractor. It's advisable to schedule your payments so that the final payment is due 30 days or more after the work is completed in order to have time to assess whether there are problems with the work.
— If the contract provides for a down payment, such down payment must not exceed $1000.00 or 15% of the contract price (not including finance charges), whichever is less.
— A minimum one-year warranty guaranteeing the quality of workmanship.
— A provision that the contractor obtain any necessary permits and provide to the owner a certificate of occupancy, if required.
— A provision regarding notice of cancellation by the homeowner.
Notes:
Change orders. Make sure that no additional work is performed without prior written authorization of the person who hires the home improvement contractor. Generally, any such authorization must be on a contract change-order form, which shows the terms and reasons for the changes. Both parties must agree, in writing, to the change order.
Do's and Don'ts
DO
— Plan ahead - make a checklist for yourself (you can use this list). Determine your needs, funds, including approximately 10% over the estimate for additional work that may have to be done, priorities and goals. Know what you must have in a home improvement project and what you can do without.
— Be an informed consumer. Learn about the type of work you plan to have done: Review trade manuals (available in libraries & hardware stores) and use the Internet. Look at catalogs for styles.
— References/previous experience. Evaluate contractors based upon your own experience or the experience of one of the contractor's clients. Professional references can also be important: it may be useful to contact the contractor's creditors, such as their banks, suppliers, and local businesses that he/she deals with regularly.
— Legitimate business. Make sure the contractor is established on premises that you can visit; be wary of contractors who provide only a telephone number.
— Timeframes. Find out whether quotes/estimates are binding for a specific period of time. If not, discuss with the contractor what a reasonable timeframe is for the estimate to hold.
— Building permits. Determine whether a building permit is needed and whether a professional engineer or registered architect must prepare construction drawings in order to obtain such permit. Rockland County regulations require the contractor to obtain the permit.
— Ground rules. Make sure you discuss "ground rules" with the contractor. "Ground rules" include preparatory work, when the work will begin and is expected to end, and how the work site will be maintained (i.e., how clean it will be left, removal of rubbish).
— Subcontractors. Get the names of subcontractors, if any. Check with suppliers and subcontractors to find out if they have been paid. It may be appropriate to get lien waivers from subcontractors before your final payment is made.
— All subcontractors must maintain their own home improvement licenses. Electrical and plumbing work must be completed by licensed plumbers and electricians (check with the Department of Consumer Protection for information about plumbers and electricians).
— Job supervision. Determine who (e.g., homeowner, foreman, contractor) will supervise the job in order to ensure that the project is being done properly. Even if a foreman or the contractor is designated to supervise, you should keep a watchful eye on the contractor.
— Extra materials. Obtain materials such as tiles, siding, wallpaper, and paint to have for repairs and so you don't have trouble matching colors in the future.
DON'T
— DON'T be pressured into having unnecessary work done; don't rush into signing a contract.
— DON'T jump at "special offers"; check them carefully and make sure they really are "special" (a good price) and that they are not lower in cost because of inferior materials or workmanship.
— DON'T pick the first contractor that you see advertised or hear about or use contractors that solicit door-to-door
— DON'T select a contractor unless you have checked references.
— DON'T begin a home improvement project without a written agreement.
— DON'T sign a contract that has vague terms or blank spaces.
— DON'T give the contractor a cash deposit; don't give more than the minimum deposit required.
— DON'T (avoid) select a contractor if you don't feel comfortable with him/her; you need to be able to resolve problems, express your opinion, etc.
— DON'T alter plans once work is in progress unless absolutely necessary.
BECKER CORP BUILDERS -- (845) 369-9400
E-mail: sales@rdcny.com