I am working with many buyers who are looking at either foreclosure homes, or homes that need to be updated.  Invariably the discussion always turn to how they should choose a contractor to do the work!  So to help my clients, as well as other homeowners & future homeowners, not get ripped off by contractors, here is my top 10 list of ways to make sure you get a good, competent contractor to do your work!

1.  Ask for references that you can verify!  You want to make sure the references the contractor gives you are actually real people, so make sure you actually call them.  Ask questions, such as when the contractor did the work, how happy were they with the work that was done, how responsive was the contractor, did they show up on time, did they clean up after themselves, did they complete the job on time!  There may be other questions you can ask, but these are generally the ones you want to make sure you ask!  The answers to these questions will give you a lot of insight into just how good your contractor will be in doing your job right and on time!

2.   Make sure you can pay by check or credit card, in addition to cash!  If the contractor insists on you paying cash for the job, this isn’t necessarily a problem.  But it may raise some red flags that the contractor may have some credit difficulties, which could potentially impact your job!

3.  Make sure the contractor is licensed!  If you are doing a big job, you should make sure that the contractor you use is a licensed contractor.  In Virginia, the licenses of all contractors are on file with the Department of Professional & Occupational Regulation.  Check their website at http://www.dpor.virginia.gov where you can not only see that their license is current, but if there have been any complaints lodged against them and the resolution of the complaint!

4.  You may wish to pay suppliers directly!  If a contractor is requesting cash advances for supplies, ask your contractor to let you pay the suppliers directly.  In this way, you will make sure that the suppliers are paid so no liens can be placed against your home by these suppliers!

5.  Get lien releases from all suppliers & subcontractors before final payment!  If you are making payments over time, make sure that before you do the final payment to the contractor, you have all subs and suppliers sign lien releases.  This will help protect your home and title from having a mechanic’s lien placed on it.

6.  Make sure the contractor carries insurance!  It is always wise to make sure that your contractor carries the proper insurance for the job!

7.  Get three itemized bids!  When getting the bids make sure that the bids are in writing, are itemized and include all the items you want to have done in the renovation or remodeling job!

8.  Once you decide on the contractor, make sure that you have everything in writing and a contract is signed between all parties!  Your contract should include a start and stop date, should indicate if a job is delayed, who is responsible for what, and is signed by all parties to the contract!  Make sure you understand all terms before you sign the contract!

9.  Make sure that the contract includes the proper permits for the work to be done, as required by your locality!  If the work to be done is to be done under permits, make sure that the cost includes not only the permit but that the city/county will be called to inspect the work once it is completed & signed off by the jurisdiction as properly done.  If this does not happen, it is possible that you may have to pay fines and/or redo the work in the future if it was not properly done and properly permitted.

10.  Keep a job file of the work being done!  This should include things such as the signed contract, any change orders, pictures of the job in progress, invoices and cancelled checks, lien releases & any correspondence with the contractor!

Hopefully, by doing these, you won’t end up like the people in this article I came across in the Baltimore newspaper!    http://tinyurl.com/yenxqwh

Doing a few things will help you get your job done right and done by competent contractors!  Good luck with any future renovation and remodeling!