THINGS TO CONSIDER WHEN HIRING A GENERAL FOR NEW BUILD OR RENOVATIONS
NEW HOME: BE REALISTIC! Rome wasn't built in a day and your home shouldn't be either. A well constructed home takes time, and while you may be eager to be living in your new home, for most homes 5-6 months is a reasonable time frame.
If someone promises you your 2500 square foot home in 90 days you might want to keep looking at builders.
NEW AND RENO: BEFORE WORK STARTS Do plenty of research and preparation. Know your objectives, research contractors and references, know what you want your home to look like. You should be able to have a pretty good idea of what features and finishes you want to see but be open, a good contractor should be able to give you some insight and direction to match your vision with your budget. A good general should also be able to give you a realistic timeline for your reno. See above for a new build.
RENO: Contact your local Building Department regarding your Renovation/Addition. You will be able to find out if your lot will even accommodate the addition you want to add to your house or whether you can put a second story on your existing home or whether you can put an in-law or rental suite in your home....the list goes on.
NEW AND RENO: KNOW YOUR BUDGET When we ask a prospective client what their budget is, most people have no realistic idea or they think that not telling me is going to save them money. A General Contractor can only tell you what they can do if they know how much they have to do it with. When you start thinking you want to build or renovate figure out a realistic budget for your project, what you are comfortable with. Go to your bank and see what you qualify for, check the cushions in your couch for spare change, etc. but come prepared to know what you are willing to spend to make your dream come true. There is not point in thinking you want a 2500 square foot rancher if what you can afford is a 1400 square foot two-storey home. Whether new or renovations, budget for some extras, usually 15-30% of the price you were quoted. More so where renovations are concerned there are likely to be some hidden, unexpected surprises, particularily in older homes .....especially when electrical and plumbing are a concern. The reality is even without any hidden surprises, the majority of people change their minds about something after the job has been quoted, the contract is signed and they start picking out such things as flooring, tile and appliances. Be prepared for their to be extra monies spend over your contract price.
NEW: HAVE SOME IDEA OF WHAT YOU WANT TO BUILD There are lots of places for you to look at house plans and floor layouts online and at your local library. Potential builders may even have books they will loan you or be able to suggest websites or drafts people. Keep in mind that Canada's building requirements are different than the States so if you are looking at plans from an American website they may require a substantial amount of altering. An extra to your budget and it could be costly.
Remember, initially you do not have to have your exact plan to start speaking with builders but be able to give them something to go on when you meet with them. At minimum you should have a rough idea of square footage, style of home, area you want to build and an idea of finishes (carpet vs laminate vs hardwood vs tile for example).
RENO: TRY DRAWING OUT YOUR VISION AND CREATE A PLAN Renovations are things that happen to an existing space. Try drawing out what you want your renovation to look like when it is done or how you view that addition and how it will function with the already existing structure. A kitchen renovation that does not alter the footprint or change location of the appliances is a fairly straight forward project compared to one where windows, walls, electrical and plumbing need to be moved to accommodate a new design. Again, your general contractor should be able to help you with your plan if you are having trouble.
NEW AND RENO: KNOW THE QUALITY OF FINISHING YOU ARE LOOKING FOR You do not have to have every last design detail sourced and picked out before you talk to builders but you should know what you envision your home to look like. Do you prefer hardwood floors over laminate, do you want solid surface countertops rather than laminate, tile over vinyl...you get my drift.
This does not guarantee you are going to be able to afford everything on your wish list (remember the budget?) but it gives your general the information they will need to work on a quote for you.
NEW AND RENO: KNOW WHAT LEVEL OF COMPLETION YOU ARE LOOKING FOR Most people build their home to a state of move in ready, meaning when all is said and done, you will be handed a set of keys and move your stuff in. Others will simply want it taken to lock up. Usually this means windows and doors are in, including the garage and the home can be locked up so no one can get in without a key. Someone else might want it roughed in, meaning the initial stages of electrical, plumbing, heating have been done and the house is ready for insulation. Others may choose to take the home to the completion of drywall. You get the idea.
A few things to keep in mind if you are not looking for a home to be completed by a builder: Not all builders will do partial construction. The portions of your home NOT done under contract with your builder are not covered by their Warranty (you will be required to sign off on this). All builders need to have Warranty to build. Expect your home to take longer to complete if your builder allows you to do partial construction as most people have other jobs that limit their time to do the work and may not have the experience or knowledge to get the work lined up and done in a timely fashion. Keep in mind, if sub trades are working on your home they have other jobs lined up so if you aren't ready for them when you have them booked in, they will move on to the next job and come back to your when they have time in their schedules.
NEW AND RENO: DO SOME HOMEWORK WITH REGARDS TO THE ALLOWANCES IN YOUR QUOTE The time to pay your allowances heed is when you get your quotes from potential builders. Make sure you do it before you sign the contract!
Your quoted allowances should reflect your budget and what finishings you talked about with the general contractor but you should do your due diligence as to what your allowances are going to get you. This is where asking and speaking to references comes in handy. Were the allowances quoted realistic? Did customers get what they asked for with that allowance?
If your quote states you have a $4,800.00 hardwood allowance for that 1200 square feet of floor you want covered, that means you have $4.00 a square foot when you go out to price flooring. You need to clarify if the allowance includes prep and installation (the allowance should) and then you will know the true price point you have to shop with and if your allowance it going to be reasonable to get you what you want and within your budget. At the time I write this, this allowances is not even close to covering your flooring costs!
Once you have signed the legal contract, anything you spend over your allowances are EXTRAS and you will be responsible to pay for them over and above your contract price. The least expensive quote based on unrealistic allowances does not lead to the least expensive home.
NEW AND RENO: LET THE BUILDER YOU CHOSE DO THE WORK YOU HIRED THEM TO DO: While it is certainly great that you might have a knack for Do It Yourself or know friends/family/co-workers who claim they can drywall, lay tile, paint, etc. know that this rarely works in your favor. Again, any work done outside your contract with the builder will not be covered by their Warranty. Therefore if anything goes wrong you get to deal with those people you lined up to do the work and hope you can set things right and still keep your relationship intact. Also, if your person fails to do the work in an acceptable manner or in the time frame given for that job (remember you have a move in date and trades that do these things everyday are waaaaayyyyy more proficient and keep to their schedules) there are sub trades who are waiting for them to finish that job so they can get in and do theirs. If the job you have supplied a person for goes over time the next sub trade may move onto other scheduled jobs and this leaves your job sitting, waiting for another opening in their schedule to come back to do the work. Remember, some trades are scheduled and booked into jobs months in advance. You may have sub trade upon sub trade layered waiting for your friend to finish drywall and this may delay your job for months and can cost you thousands of dollars. Don't get me wrong, there are some builders out there who will let you do whatever work you want and the chips fall where they may.
However, if part of your process in searching for your builder involved going and looking at their houses/work (which it should have been) and you liked the quality of the work you saw and that is what you want you home to look like, then let your builder build the home you hired them to build.
RENO: PREPARE TO MOVE OUT DURING YOUR RENOVATION In an ideal world we would all like to maintain our normal lives while a renovation takes place in our home. For an addition or small renovation (one of the four bathrooms you have, not the only bathroom you have) this might be possible. Keep in mind it might not be possible to live in a home where there is no water, electricity/heat, working appliances and areas have been taped off to try and contain the mess from the rest of your home. Renovations can be loud, destructive and messy. Most times the best thing you can do is get out of the way meaning you may have to move out during the renovation.
NEW AND RENO: ENJOY THE PROCESS OF THE BUILD OR RENO Coming into this knowing things can and will go wrong helps you handle the ups and downs of the journey. It goes a long way if you have done your due diligence looking at work, talking to references and hired a general contractor who communicates with you and you trust. I am going to say that I believe, while Social Media is easy, the information you find on any person or company is often not an accurate reflection. I cannot stress how important it is for you to go and look and actually speak with previous clients. When you have done your preparation, enjoying the process comes down to deciding between items while you are out shopping. While even shopping can sometimes be overwhelming, remember, for the most part your budget and tastes will narrow your choices down considerably making it easier to choose.
A good builder should be there to help guide you, should you need guidance, and explain pros and cons about your choices so ask them to look at your samples and get feedback. Maybe that hardwood you love is just too soft to stand up to the four young kids and three dogs you live with.
Lastly, hiring a General Contractor you trust to do the work you have hired them to do will go a long way in any project. When you do this, your project, even if there are some ups and downs, will be something you look back on having enjoyed watching your space become your home.
Please contact us thru our Contact Tab regarding your project. We look forward to hearing from you!
NEW HOME: BE REALISTIC! Rome wasn't built in a day and your home shouldn't be either. A well constructed home takes time, and while you may be eager to be living in your new home, for most homes 5-6 months is a reasonable time frame.
If someone promises you your 2500 square foot home in 90 days you might want to keep looking at builders.
NEW AND RENO: BEFORE WORK STARTS Do plenty of research and preparation. Know your objectives, research contractors and references, know what you want your home to look like. You should be able to have a pretty good idea of what features and finishes you want to see but be open, a good contractor should be able to give you some insight and direction to match your vision with your budget. A good general should also be able to give you a realistic timeline for your reno. See above for a new build.
RENO: Contact your local Building Department regarding your Renovation/Addition. You will be able to find out if your lot will even accommodate the addition you want to add to your house or whether you can put a second story on your existing home or whether you can put an in-law or rental suite in your home....the list goes on.
NEW AND RENO: KNOW YOUR BUDGET When we ask a prospective client what their budget is, most people have no realistic idea or they think that not telling me is going to save them money. A General Contractor can only tell you what they can do if they know how much they have to do it with. When you start thinking you want to build or renovate figure out a realistic budget for your project, what you are comfortable with. Go to your bank and see what you qualify for, check the cushions in your couch for spare change, etc. but come prepared to know what you are willing to spend to make your dream come true. There is not point in thinking you want a 2500 square foot rancher if what you can afford is a 1400 square foot two-storey home. Whether new or renovations, budget for some extras, usually 15-30% of the price you were quoted. More so where renovations are concerned there are likely to be some hidden, unexpected surprises, particularily in older homes .....especially when electrical and plumbing are a concern. The reality is even without any hidden surprises, the majority of people change their minds about something after the job has been quoted, the contract is signed and they start picking out such things as flooring, tile and appliances. Be prepared for their to be extra monies spend over your contract price.
NEW: HAVE SOME IDEA OF WHAT YOU WANT TO BUILD There are lots of places for you to look at house plans and floor layouts online and at your local library. Potential builders may even have books they will loan you or be able to suggest websites or drafts people. Keep in mind that Canada's building requirements are different than the States so if you are looking at plans from an American website they may require a substantial amount of altering. An extra to your budget and it could be costly.
Remember, initially you do not have to have your exact plan to start speaking with builders but be able to give them something to go on when you meet with them. At minimum you should have a rough idea of square footage, style of home, area you want to build and an idea of finishes (carpet vs laminate vs hardwood vs tile for example).
RENO: TRY DRAWING OUT YOUR VISION AND CREATE A PLAN Renovations are things that happen to an existing space. Try drawing out what you want your renovation to look like when it is done or how you view that addition and how it will function with the already existing structure. A kitchen renovation that does not alter the footprint or change location of the appliances is a fairly straight forward project compared to one where windows, walls, electrical and plumbing need to be moved to accommodate a new design. Again, your general contractor should be able to help you with your plan if you are having trouble.
NEW AND RENO: KNOW THE QUALITY OF FINISHING YOU ARE LOOKING FOR You do not have to have every last design detail sourced and picked out before you talk to builders but you should know what you envision your home to look like. Do you prefer hardwood floors over laminate, do you want solid surface countertops rather than laminate, tile over vinyl...you get my drift.
This does not guarantee you are going to be able to afford everything on your wish list (remember the budget?) but it gives your general the information they will need to work on a quote for you.
NEW AND RENO: KNOW WHAT LEVEL OF COMPLETION YOU ARE LOOKING FOR Most people build their home to a state of move in ready, meaning when all is said and done, you will be handed a set of keys and move your stuff in. Others will simply want it taken to lock up. Usually this means windows and doors are in, including the garage and the home can be locked up so no one can get in without a key. Someone else might want it roughed in, meaning the initial stages of electrical, plumbing, heating have been done and the house is ready for insulation. Others may choose to take the home to the completion of drywall. You get the idea.
A few things to keep in mind if you are not looking for a home to be completed by a builder: Not all builders will do partial construction. The portions of your home NOT done under contract with your builder are not covered by their Warranty (you will be required to sign off on this). All builders need to have Warranty to build. Expect your home to take longer to complete if your builder allows you to do partial construction as most people have other jobs that limit their time to do the work and may not have the experience or knowledge to get the work lined up and done in a timely fashion. Keep in mind, if sub trades are working on your home they have other jobs lined up so if you aren't ready for them when you have them booked in, they will move on to the next job and come back to your when they have time in their schedules.
NEW AND RENO: DO SOME HOMEWORK WITH REGARDS TO THE ALLOWANCES IN YOUR QUOTE The time to pay your allowances heed is when you get your quotes from potential builders. Make sure you do it before you sign the contract!
Your quoted allowances should reflect your budget and what finishings you talked about with the general contractor but you should do your due diligence as to what your allowances are going to get you. This is where asking and speaking to references comes in handy. Were the allowances quoted realistic? Did customers get what they asked for with that allowance?
If your quote states you have a $4,800.00 hardwood allowance for that 1200 square feet of floor you want covered, that means you have $4.00 a square foot when you go out to price flooring. You need to clarify if the allowance includes prep and installation (the allowance should) and then you will know the true price point you have to shop with and if your allowance it going to be reasonable to get you what you want and within your budget. At the time I write this, this allowances is not even close to covering your flooring costs!
Once you have signed the legal contract, anything you spend over your allowances are EXTRAS and you will be responsible to pay for them over and above your contract price. The least expensive quote based on unrealistic allowances does not lead to the least expensive home.
NEW AND RENO: LET THE BUILDER YOU CHOSE DO THE WORK YOU HIRED THEM TO DO: While it is certainly great that you might have a knack for Do It Yourself or know friends/family/co-workers who claim they can drywall, lay tile, paint, etc. know that this rarely works in your favor. Again, any work done outside your contract with the builder will not be covered by their Warranty. Therefore if anything goes wrong you get to deal with those people you lined up to do the work and hope you can set things right and still keep your relationship intact. Also, if your person fails to do the work in an acceptable manner or in the time frame given for that job (remember you have a move in date and trades that do these things everyday are waaaaayyyyy more proficient and keep to their schedules) there are sub trades who are waiting for them to finish that job so they can get in and do theirs. If the job you have supplied a person for goes over time the next sub trade may move onto other scheduled jobs and this leaves your job sitting, waiting for another opening in their schedule to come back to do the work. Remember, some trades are scheduled and booked into jobs months in advance. You may have sub trade upon sub trade layered waiting for your friend to finish drywall and this may delay your job for months and can cost you thousands of dollars. Don't get me wrong, there are some builders out there who will let you do whatever work you want and the chips fall where they may.
However, if part of your process in searching for your builder involved going and looking at their houses/work (which it should have been) and you liked the quality of the work you saw and that is what you want you home to look like, then let your builder build the home you hired them to build.
RENO: PREPARE TO MOVE OUT DURING YOUR RENOVATION In an ideal world we would all like to maintain our normal lives while a renovation takes place in our home. For an addition or small renovation (one of the four bathrooms you have, not the only bathroom you have) this might be possible. Keep in mind it might not be possible to live in a home where there is no water, electricity/heat, working appliances and areas have been taped off to try and contain the mess from the rest of your home. Renovations can be loud, destructive and messy. Most times the best thing you can do is get out of the way meaning you may have to move out during the renovation.
NEW AND RENO: ENJOY THE PROCESS OF THE BUILD OR RENO Coming into this knowing things can and will go wrong helps you handle the ups and downs of the journey. It goes a long way if you have done your due diligence looking at work, talking to references and hired a general contractor who communicates with you and you trust. I am going to say that I believe, while Social Media is easy, the information you find on any person or company is often not an accurate reflection. I cannot stress how important it is for you to go and look and actually speak with previous clients. When you have done your preparation, enjoying the process comes down to deciding between items while you are out shopping. While even shopping can sometimes be overwhelming, remember, for the most part your budget and tastes will narrow your choices down considerably making it easier to choose.
A good builder should be there to help guide you, should you need guidance, and explain pros and cons about your choices so ask them to look at your samples and get feedback. Maybe that hardwood you love is just too soft to stand up to the four young kids and three dogs you live with.
Lastly, hiring a General Contractor you trust to do the work you have hired them to do will go a long way in any project. When you do this, your project, even if there are some ups and downs, will be something you look back on having enjoyed watching your space become your home.
Please contact us thru our Contact Tab regarding your project. We look forward to hearing from you!
