Coping with Contractors

A MAJOR home improvement project is not likely to be a tranquil experience, but it should not be a calamity either. Your satisfaction with the job may depend more than anything else on how skillfully you choose and deal with the carpenters, plumbers, electricians and any other contractors you hire to work on your house.

To get the best deal from a contractor, first of all be careful whom you hire. You can get names of financially sound workmen from bankers and storekeepers who deal with them. Local chapters of such trade groups as the National Association of Home Builders and the National Association of the Remodeling Industry also can point you to reliable contractors. And the Better Business Bureau keeps files on tradesmen who have drawn complaints.

Once you have located several candidates for a substantial job, evaluate them carefully. One consideration is rapport. It's a mistake to hire a workman just because he is engaging; yet it's also wrong to dismiss personal chemistry. Pick someone you can communicate with. And visit one of his job sites. If the place is messy and disorganized, it is reasonable to wonder whether the tradesman takes meticulous care of his work.

When picking a contractor, ask yourself the following questions:

Was he recommended by a trustworthy source?

Has he supplied the names of previous customers whom you can check for references?

How long has he been in business under the same name? More than 10 years is a definite plus.

Will the contractor give you his home address and phone number?

Has he agreed to include starting and completion dates in the contract?

Does a check with his bank indicate that he is financially sound?

Did he offer you a written guarantee?

Finally, if you answer yes to the next two questions, perhaps you should look for another contractor:

Has he made oral promises that he will not put in the contract? And, did he offer you a discount for signing up at once? If so, those are danger signals you cannot afford to ignore.

For your big home improvements, try to get at least three bids. When all have come in, discard any astronomical ones. But you may want to choose the contractor who comes highly recommended even if his bid is not the lowest.

No bid is set in concrete. So negotiate with the contractor you really want. Contractors expect their profit to be 10% to 25% of a project's total cost. But if they need work, they will accept less.

Whether you are renovating your whole house or simply adding kitchen cabinets, following some basic rules will help you get the most from your contractor:

Before hiring any workmen for a major project, write a tight contract that cites the details of the job practically to the last nut and bolt. In remodeling a bathroom, you would designate the brand name, model number and color of appliances and fixtures. You would also specify materials for cabinetry, countertops and hardware.

Start with a standard form, called an owners and contractors construction agreement, to spell out your expectations. The forms are available at many stationery stores. Be sure to put down the particulars Of your job, including the following: a precise list of all work to be done and appliances and fixtures to be installed; the starting and approximate completion dates of the work; a stipulation that all work must be done to the highest standards and a guarantee to provide replacement materials and additional labor, if necessary; and, finally, a provision that the contractor is responsible for obtaining any required building permits.

Pay the contractor in stages. Turn over 10% at the start and 30% as each third of the job is finished. Hold off paying the last installment until two weeks after the project has been completed. This way you can make sure there are no surprises.

Do not skimp on materials or workmanship. As one Houston stonemason remarks: "Cheap workmanship is like cheap wine. The price is right, but you'll regret it later."