A guide for homeowners doing renovations.

Specifically - Hiring Contractors, How to Save Money and Disaster Prevention.

HOW TO COMPARE QUOTES!

If you're like every homeowner, you probably think that you need to get 3 quotes and decide from there.
I'm here to tell you that you're going to have a really hard time deciding accurately between all the quotes.  They're NEVER apples to apples.   In fact, it's more like comparing apples to grapes to watermelons.


Defining some terms

  • Quotes are NOT Estimates.  Know the difference and we've explained them here.
  • Allowances:  Is a sum of money or "budget" included with a bid to allow for the purchase of materials, fixtures or some other aspect that may be uncertain at the point in time of the bid submission.  Generally, in a perfect world, all allowances across all quotes should be the same but never are.
  • Quotes can be define as a "fixed" amount, therefore you should know the context.  Contexts can be from "lump sum", "cost by unit of measure -( ie: hourly rate or cost per sq.ft.)" and "fixed cost of labour" AKA "Quote on Labour".
  • Draw Schedule:  Is an schedule of payments you issues to your contractor, usually at a stage of completion or after a certain amount of time.  They are sometimes regular or irregular time frames.
  • Holdbacks: Withholding amount that you keep until the job is completed.  This is usually 10% of the job.
  • Deposit: Can range in terms of the size of the job.  This in some cases may be non-refundable if it's towards securing a schedule.  Deposits are a whole topic I will write an article on eventually.

Steps towards deciding on a quote

  1. Your first step for getting quotes is to identify the scope for your contractors to bid on.  The only best way for you to accomplish this is getting a set of plans for each contractor to quote on.
  2. The next step is to ensure that the project schedule is roughly the same across each quote.  What I mean by this is it needs to be able to be evaluated so that you can tell if you are paying a premium on the speed or a discount because it may take longer for example.  Example: 1 worker taking 4 weeks vs 4 workers taking 1 week.  Even though these add up to the same, they influence contractors risk assessment and scheduling difficulties.  The later scenario might be padded for overtime for example which could be unfair to you if your schedule is flexible OR it might be simply a factor for helping to make a decision.
  3. Now you need to do a little bit of homework.  Actually a lot.  You need to read this article on getting "smart quoted".   Ten minutes of reading might save you thousands of dollars.  
  4. Convert each quote to not include the "allowances".   You'll have to subtract the allowance amounts off of each.  Also, if you notice a big discrepancy on the allowance amounts then you might be getting "smart" quoted.  It might be a good idea to try and get a "budget" for allowances.
  5. The next few things you'll need to do are all things that you weigh according to what you're after.  Warranty.  Safety.  "The Basics".  Ideally, each quote should include the basics and you can use "finding a contractor you can trust" as another resource or way to help you make a final decision.
By the time you've gone through those 5 steps, you should have a pretty good idea of which contractor to choose from.  

The important thing to remember is try and put the quotes in the same terms, then see where the extra value is - or lack thereof!


I hope that helps you!

Cheers!


Share:

HOW MUCH ARE MY STRUCTURAL CHANGES GOING TO COST ME?

25 Foot Beam Vaulted Ceiling Convert
You've discovered that wall you want removed is load-bearing.  At least we're going to assume that through consulting various sources you think that it is.

There's only one professional that is now allowed(at least in my area) to provide a solution for doing this despite general contractors, some carpenters and some knowledgeable DIYers that can tell if a wall is load-bearing and maybe offer a good way of safely removing the walls and replacing them with some other structural means.

That professional is a structural engineer.

They cost a lot and it's by the hour.  It's going to depend on  too many variables to get a rough estimate but $1200 or more is likely.  I've had some clients though that chose to hire me and I saved them a ton of money because I know stuff that I can tell a drafter and save on engineering costs in multiple ways.  Not only that, after they've worked with me, they end up changing their minds and getting something more that they want and better value on occasion.

Now, since it's just one wall you might want to hire that engineer and then get your pricing for the execution part later.  That's just a time saver but really, on bigger jobs or if you are doing lots of work then really, you should just call a general renovations contractor and they can tell you what is practical and start budgeting!


If you found this helpful, please leave a comment, share or like, thanks!

Cheers!






Share:

WHAT'S THE BEST WAY TO GET RENO COST INFORMATION?

You're about to start your renovation but you have no idea about the cost. So what do most people do?  It's the worst way people get reno cost information.
*Hint*:  They might google it(and that's not always terrible but inconsistent) but aside from that?

As a contractor, it's probably one of the most frustrating problems in the industry because cost is usually priority #1.

I'm am sometimes already at a disadvantage because my potential clients have sought out finding the ballpark cost and that gives them false expectations.

Likely, saved budgets are on the edge of this false information.  When time comes to start the job, there's no contingency or room in the budget for doing things properly or getting that extra feature that really makes you happy.

Luckily I've found ways to get past that problem but 90% of other contractors I believe still follow bad practices and give low-balled information that's used as bait.

THE PROBLEM

Everything is in theory until plans are drawn up.  In a perfect world WE KNOW, there's no red ink from your city's building department.

So the worst way to get information on "how much does a renovation cost" is to: "ask for an estimate".


So they get estimates.  And wrong ones.  Let me ask you this.

Aside from the main differences between quotes and estimates, which one do you think has more reliable information?

It's simple, a contractor is going to do a way better job of quoting because it's on them if it's wrong.  I "sweat bullets" sometimes when I give a quote - I certainly lose sleep on occasion.  I don't quote on imaginary blueprints either because the risk is on me and if I mitigate that risk, it just means you're going to be unhappy paying the extra costs.  And since I don't play at unethical "Smart Quoting" games, I sometimes lose jobs because low-balled estimates are used to bait homeowners.

*Wow!*

So the best way to get information on your renovation cost, is to, and by far:

Develop a budget.

One thing I've learned over the years, is that I can strategically play "the game" very well but I choose not to and to operate differently and ethically.


Cheers!

Please "like" or "share" this post if you found it helpful and leave a comment if you like!
Share:

STARTING A RENOVATION - THE FIRST STEP

This is a giant money saver if I ever heard one.  So you might have ideas and a budget for your renovation - now what?  There's so much bad information out there it's no wonder there's a problem with the industry.

If it's a big job involving lots of trades, then option "A" is by far your best answer.
If it's a deck for example, a designer is your next best option.

Option:"A"

Multi-Trades Involved Or Large Size/Scope

Hire a General Renovation Contractor first, who works with a Designer(BTW, Not an Architect or Engineer). 

Option: "B" (Not as good)

Not as good: find a designer (or worse yet on the wallet: an architect, engineer), get drawings, then find a contractor who will agree to follow them

DO

  1. Research contract types:  "Fixed Price",  "Unit Price" & "Cost Plus" for example and understand which one you should use.
  2. Research General Contractors in your area for "The Basics" and read "How To Find A Contractor You Can Trust"
  3. Get an idea of how much designers typically cost - but don't hire them unless you're doing Option 2 above.  It's sometimes best to let your contractor pick the designer so you have an option to hire one that has one "in house" 

DON'T


  1. Don't get an estimate period - it's just a good way to have false information.  
  2. Don't waste/frustrate contractors with back and forths with estimates or quotes when they don't have the job or plans.
  3. Don't get quotes UNLESS the job is a NOT multi-trade and you're hiring for say doing a deck structure.


If you found this helpful, please "like" or "share" or leave a comment below.


Cheers!

Share:

THE BASICS - CRITERIA YOU SHOULD LOOK FOR IN A CONTRACTOR

Literally whoever you hire, should have these basic requirements.  I mean, it's no wonder sometimes people get burned because this sort of criteria or lack thereof is a flag and, no offense, but if you did your homework, your chances of having a blown up project starts to go down.


"The Basics" Criteria



  • Insured
  • Bonded (Only commercial or bigger jobs like general contracting a home)
  • Writes a clear contract
  • Writes a clear pricing agreement
  • Asks for a reasonable deposit
  • Has a verifiable licence.  Red-Seal.  Don't over weigh experience, diversity counts for a lot.
  • Safety Record
Now there's a whole customer service basket you should look for too, but you only learn that after meeting with them.

Why isn't WorkSafe Coverage included in the basics?  Well it is but it matters more that they safe and the coverage clearance letter should be checked before the job starts.  This is a thing that depends a lot on the scale of the job and some trades - especially sub trades might not have WorkSafe because the general has agreed to pay for it.

"Extras" Criteria you should use to make your hiring decision

  • Check reviews.  The problem with this is that someone can have their friends and family all give them 5 star reviews.  Also, quite often the reviews won't be consolidated on one platform or they are repeated over several platforms.  Some reviewers are more harsh than others.
  • Check Relevant Experience.  There are major pitfalls with experience checks.  I'll list them in another article.  The point is, you need to make sure they are diverse, knowledge and experts.  Having done one kind of job doesn't mean they can't do another kind and vice versa.
  • Cost - but more importantly trust.  Don't get smart quoted.
  • Quality, 
  • Value,
  • Availability, 
  • Project Duration/Scheduling


Basically, make sure they have the basics, and check the big picture on the extras.  If they don't have the basics, that's a red flag!


If you liked this post, please like it and share!

Cheers!


Share:

Recent Posts

Our Moto

Get more knowledge. Get better. Keep an open mind. Tactfully debate what you think is incorrect and together we can learn the best procedure, product or building philosophy.

8 STEPS FOR STARTING YOUR RENO

  1. Decide on a project priority
  2. Find some features you like
  3. Research the kind of contractor you need
  4. Research the kind of plan maker you need
  5. Consider finding & including a contractor in the designs for big projects
  6. Develop a budget from the concept designs
  7. Tweak your concept and budget until it's affordable
  8. Continue saving for more contingency until the project is ready to start!

Please leave a comment!

Ask A Question

We fully encourage the public to ask questions. Please email us with a specific question in mind and we'll do our best to provide you with a solid answer.