- What should I look for when hiring a contractor
- What questions should I ask a contractor prior to hiring them?
- Should I hire a designer or architect when considering a renovation?
- How do I read a proposal?
- What should I tell the contractor about my project?
- What's different about renovating and remodeling in the Vail Valley as opposed to other areas?
- What can I expect to pay in addition to the proposed budget?
1. What should I look for when hiring a contractor
Get written estimates from several firms when hiring a contractor. Ask for explanations on price variations. Don't always choose the lowest bidder. If possible, try to get references and talk to former customers.
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2. What questions should I ask a contractor prior to hiring them?
How long have you been in business?
Are you licensed and registered with the state?
Are you insured?
How many projects like mine have you done in the last year?
Will my project require a permit?
May I have a list of references?
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3. Should I hire a designer or architect when considering a renovation?
Hiring a designer or architect can have valuable benefits when it comes to your job running smoothly. If you're particular in general, from the type of appliance that goes into your home to the species of wood or other material that trims out your windows or doors, a designer can be very useful in not only coming up with ideas that meet your budget, but helping the contractor give you an accurate proposal. Most contractors will bid a low-to-medium grade finish if there isn't anything spec-ed in order to keep their proposal down and your interest up.
If you don't plan on hiring an architect or designer, be sure you have everything together that's important to you and your project.
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4. How do I read a proposal?
A contractor's proposal should include budgets for each aspect of your project. Without detailed plans the proposed budget may or may not cover the work to be done. Be sure to ask the contractor exactly what the proposal covers. It should include a scope of work to be completed, listing any details given to the contractor.
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5. What should I tell the contractor about my project?
When getting together proposals from contractors, be sure to give each contractor the same information regarding your project. Be as concise as you can. Information regarding the finishes is extremely important in putting together an accurate budget. Also include any scheduling guidelines and be sure the contractor will be able to reach the goals included in your guidelines.
Finishes to consider are:
Countertops - what type of countertops, what edge detail, how high do want your backsplash, will you want an undermount sink, what type of faucet, will you need holes drilled for the faucet, how many, do you want a garbage disposal...
Sinks and Faucets - is there a special brand, finish, or hole pattern, is the sink undermount, will it fit in the area you want it in.
Appliances - do you have special needs, finish, locations, sizes, specific units can help the contractor understand if there will be additional electrical requirements...
Cabinets & Built-ins - drawings and materials are absolutely necessary in putting together an accurate bid, knobs are often overlooked...
Flooring - Carpet: style, material, pad size, locations, seams...
Wood flooring: species, finish, locations, layout, nosing on treads...
Tile: type (granite, ceramic, etc.), layouts and elevations, grout lines, grout colors...
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6. What's different about renovating and remodeling in the Vail Valley as opposed to other areas?
Scheduling and Design
The Vail Valley is a wonderful community built around tourism. And since the ski season is the time of year that supports the economy of most of the businesses, it is also the time that construction is most limited. HOAs are the organizations that typically govern when and to what extent work can be done on your home or condo. However, the town of Vail and surrounding communities have separate entities that govern the scheduling of construction projects, as well as exterior changes being considered.
Financial differences
Permit fees are standard attributes to most renovations. However, design review fees are also a part of many projects done in the Valley. They cover the cost of a design review board's decision-making process.
Because the Valley has a seasonal tourist-driven economy there is a large proportion of turn-over in employment. Also, given that many of the homes here are not primary residences, affordable housing is extremely low. The cost of housing, as well as other goods and services is, in turn, much greater. The cost of qualified subcontractors is commensurate. If you wonder why your contractors' proposal is double or even triple or more than you would be paying in another area, it isn't because he's trying to take you for a ride. The best subcontractors know they're the best and most reliable and they charge accordingly.
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7. What can I expect to pay in addition to the proposed budget?
Often a contractor will propose the scope of work given to them. If code requirements come up they may write a change order and submit it to you. However, those change orders are required and may not get to you prior to the work being done. And although a good contractor will notify you at the earliest convenient time, you will still be liable to pay for those engineering requirements. If the specs are clear, the contractor may be able to foresee code requirements. Many come to light in the bidding process. However, expect to pay an additional 2% and you won't be caught off guard.
Another change order is one that is requested or recommended. Based on the schedule, a verbal approval may be all that is necessary to begin the change, however, a signature will be required prior to the change being completed and you will be responsible for the increased amount. These change orders are usually predicated by an owner change to the scope. To limit these change orders be as concise as possible and certain about your finishes.
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