Building inspectors can uncover problems that should be addressed in remodeling and also monitor compliance with building codes during construction.
Define Your Role in Your Remodeling Project
Successful remodeling requires a lot of different skills - trade skills like carpentry, roofing and flooring installation, plumbing and electrical work, to be sure - but also design talent and managerial ability. For many homeowners, remodeling projects inspire passion. How that passion is expressed depends on who you are and what turns you on.
Some homeowner/remodelers invest themselves in the design. Others have building skills and like to get their hands dirty. Some people like to take a lead role in the all-important business matters like the financing, contract negotiations, legal matters and purchasing. But even if you want only to participate in your home remodeling project as “the customer” and leave the hands-on work to the pros, it’s important to be involved. As a consumer of home remodeling products and services, it’s your job to get what you want at a reasonable cost and to ensure that finished product has enduring value - for both for you personally and in the real-estate market.
Remodeling is almost always an intense experience. There are usually hefty sums of money involved and/or a whole lot of work. At an emotional level, issues involving expectations, trust, taste, communication, and enduring consequences are always in play.
It is possible for homeowners to save costs by assuming any of a number of roles in their own remodeling projects, and some typical scenarios are described below. But whatever role you decide is best for you, to ensure the best remodeling experience possible, work toward understanding the process; establishing respectful, comfortable relationships with others working on the project and assume responsibility only for aspects of the project that they can execute in a competent, professional way.
Being an Effective Customer
If you haven’t much construction or remodeling experience, it’s probably in your best interest to engage one or more professionals to plan and complete the project. For major remodeling projects such as additions, that will mean hiring an architect and a general contractor, or a design/build firm that provides all the services you may need. Architects can usually suggest general contractors with whom they have working relationships, and design/build contractors generally have a network of subcontractors and tradespeople, and a good working knowledge of permitting practices and inspection criteria.
If you decide to leave everything to the pros, it’s in your interest to be active as a customer. Be an active communicator. Provide as much information as you can about what you hope to achieve through the project. Use photos and drawings - even if only on the back of an envelope - to establish your tastes and preferences.
Insist that your designer and contractor communicate well with you. Question everything that you don’t understand, and don’t sign anything or make any payments until you iron out the details of what you can expect for your money. Make sure that you have a good grasp of the total cost and that you will be prepared to make the scheduled payments.
Be decisive and thorough regarding the design. Changes introduced to the project after plans are complete can blow the budget and the schedule.
Set ground rules for working with pros. These might include the days of the weeks and times of the day they may work and also stipulations about acceptable conditions for the worksite relating to order, reasonable cleanliness and safety. Spell out which parts of your home (the job site) are off limits to workers and what facilities they may use to eat their meals, go to the bathroom and wash up.
During the course of construction, it’s a good idea to schedule regular meetings with the designer and contractor to discuss progress and resolve any issues that may arise. But if you, as the customer, are troubled by anything you see at any time - lack of progress, sloppy workmanship, things not turning out as you expected - address the issues with the team immediately. It is better to fix problems as things go along, correct misunderstandings or change course before things get to a point at which issues cannot be resolved easily and amicably. If your concerns are not addressed to your satisfaction, stop work and payments, and seek a new team.
As a remodeling customer, it is important to be businesslike but also flexible. Remodeling work is different from new construction in that designing and planning for remodeling are often based on reasonable assumptions or best guesses that turn out to be erroneous when workers can see what’s inside the walls and underground. Listen to reasonable explanations and be prepared to make sensible accommodations when unexpected circumstances affect the design, budget and/or schedule.
If it’s a design issue, be willing to accept a compromise that comes closest to meeting your goals and tastes. If it’s an issue of extra cost, offer to split the difference that occurs as a result of faulty estimating. And if it’s a schedule issue, be a little patient. Remodeling projects almost always take a bit longer than expected. Try to contribute to forming a strategy to make up for lost time.
But if surprises crop up too often, if explanations begin to seem more like excuses and if non-performance seems chronic, act decisively. The contractor’s business and personal problems are not yours. Do not agree to higher or earlier payments than stipulated in the contract to payment schedule. As a customer, it’s in your interest to withhold a payment until work at each phase is completed to your satisfaction. A good contract and control over the payment schedule provides customers with the best leverage.
Being Your Own General Contractor
General contractors get paid to figure out costs for projects, assemble the team of tradespeople, coordinate and supervise their work, obtain building products and materials, and keep projects on schedule and on budget [link to “Who’s Who in Remodeling Projects”]. As a rule of thumb, a GC’s fee is about 20 percent of the total project fee added to the cost of labor and materials, so you can save a significant amount of money by acting as your own general contractor.
It’s important to note that professional general contractors generally have networks of subcontractors and day laborers whose quality of workmanship they know and trust and who may offer their services at a lower price than they would to a one-time owner/GC. Professional general contractors may also have relationships with materials suppliers that qualify them for discounts and other special considerations based on volume over time. For these reasons an owner/GC may not save as much as 20 percent of the total job cost, but savings can be substantial.
You needn’t have any particular construction skills but you do need to know the process [link to “The Typical Construction Sequence”], you need to be a good planner and problem-solver, and you need to be able to communicate with subcontractors in terms that they will understand. To be successful as an owner/GC, you need to have good managerial and negotiating skills. Taking on the GC role on your own behalf can be a good way to control costs and quality in your project.
Being a Buy-it-Yourselfer
General contractors tend to acquire building materials and appliances from suppliers with whom they have relationships, and they mark up the costs for materials to cover overhead and contribute to their profit. They are not often willing to go out of their way to find products that their suppliers don’t carry because it may interrupt their routine, impact their efficiency and cut into their profits.
But if you have strong preferences for certain materials and equipment for your project, and if you have the time to research and negotiate with suppliers, consider taking on the role of buy-it-yourselfer. To do this effectively, you’ll need to coordinate with the designer and contractor on the bill of materials and the specifications for all of the products. Work out with them which you think it would be best to acquire on your own, and then get to work.
Being an effective buy-it-yourselfer also means coordinating with the contractor on the project schedule. Items required for the various phases need to be on-site and ready for use or installation at the right time so that progress isn’t impeded.
Investing Some Sweat Equity
If you have the skills and like to work with your hands, doing some of the construction work yourself may be a good way stay close to your remodeling project and save money. Taking on responsibility for major job phases like framing, sheathing, roofing, installing windows and the like are generally not a good idea because they require large, skilled crews and a lot of equipment to proceed quickly. Additions must be weathered-in quickly to avoid damage from the elements. Plumbing and electrical work that is subject to inspection shouldn’t be assumed by do-it-yourselfers.
But taking on certain finishing tasks that aren’t so time-sensitive, like some demolition projects, installing and taping drywall, flooring, tile-setting, cabinet installation, trim installation, painting, clean-up and landscaping work can be rewarding. If you do decide to contribute sweat equity, make sure that you have the time and the skills to do a professional job, and coordinate with the contractor on timing. Poor workmanship can reduce the market value of the improvements you’re making, and taking responsibility for project phases that you don’t really have time for can delay completion. Don’t expect the GC to fix your mistakes or wait for you to get done with your part before getting paid.
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