If you are planning to build a new home this year, or renovate your present home, it may be time to start thinking about who you will hire to do the work. With the myriad of construction companies available by surfing the internet, the task of selecting the right one for your purposes may at first seem bewildering. For people dealing with the construction industry for the first time, making the initial contact with prospective contractors may even bring on a certain uneasiness.

There are all kinds of companies which fit into the broad category of “builders”. They range from general contractors, subcontractors, tradesmen, carpenters, installers and so on. Then there are a number of companies which supply the various building materials, and again more which both supply and install.

Like any other field, the construction industry is divided into different specialties, and most companies develop their own area of expertise. Some companies deal mainly with large scale commercial or institutional projects, while others specialize in small scale residential construction. So it is important to select a company which can offer expertise in supervising all aspects of residential construction.

This includes arranging for the delivery of materials to the site on time, hiring the various subcontractors as required throughout the many stages of construction, and obtaining the necessary approvals from municipal authorities. A good general contractor is a master of timing and coordination. This is one of the key qualities to look for when checking references to avoid unnecessary and costly delays.

Some people prefer to act as their own general contractor with the intention of saving money. This is not recommended if you have no previous experience in the field, because it will take a considerable amount of time and energy to arrange for all the subcontracting work. Rather than dealing with a single person, the home builder who decides to act as a general contractor will have to negotiate and coordinate perhaps more than dozen individual contracts. It is also quite possible the subcontractor with the best price may not be available at the right time due to other work commitments, and then other arrangements have to be made.

Should you be involved with renovating an older home which was built to different standards than today’s, it is best to request prices from contractors with specialized experience in this area. Full-time renovators will be most familiar with the older construction techniques and the typical problems associated with upgrading these houses to the latest codes. Their prices will more accurately reflect the amount of work involved. Bargain basement prices from inexperienced contractors may lead to more costly problems in the middle of construction when unexpected things that arise.

It is important to ask a prospective contractor about the warranties that will be provided to the homeowner. Everything should be guaranteed for a minimum of one year with extended written warranties from manufacturers on certain items such as windows or roofing. A good sign of trouble down the road is when a contractor refuses to put anything in writing or provide any guarantees on workmanship or materials supplied.

Perhaps a not so obvious thing to check when selecting a contractor is sensitivity to the owner’s personal tastes and concerns about the finished product. Even a standardized house plan similar to other houses in the same neighborhood, can be personalized to suit the individual homeowner’s preferences. This is the critical factor which determines if the homeowner will have long term satisfaction with a new or renovated home. Be sure to check this with a contractor’s previous customers, as this factor can provide a quick overview of the type of construction company you may be dealing with.

TIPS FOR CHECKING & CHOOSING CONTRACTORS

1. Is the contractor property registered or licensed to carry out the type of service being offered?
2. How long has the contractor been in business?
3. Can the contractor provide a list of previous satisfied customers?
4. Can the contractor be bonded? So the bonding company can finish the job if the contractor fails to do so.
5. Does the contractor carry adequate builder’s liability Insurance?
6. Does the contractor have his finances in good order?
7. Have any liens been registered on previous projects for non-payment of suppliers or subcontractors?
8. Can the contractor provide a letter of good standing from the local workers’ safety and insurance board?
9. Does the Better Business Bureau have any complaints on file from previous customers?
10. ls the contractor familiar with local building regulations, inspection procedures and permits required?
11. Is the contractor willing to enter into a formal written contract with firm financial and time commitments?
12. Does the contractor’s price include everything in the quantity and quality specified, without hidden extras?
13. Will the contractor request written owner’s approval before making changes or substituting lower quality materials?
14. Will the contractor provide written warranties on materials and workmanship?
15. Does the contractor respond promptly to warranty items after the house is competed and occupied?