Considerations for selecting a kitchen, bath, or room space contractor after design
Okay, you are ready to move forward to construct your project. The first step is creating a design that complies with your budget. You have done the good, better, best design and have a budget. The next step is to select a contractor to get the project constructed. When selecting a contractor in Pennsylvania, the crucial considerations are their experience, reputation, and financial stability. Also, verify that they are registered with the Pennsylvania Attorney General’s Office via the PA Home Improvement Contractor Protection Act of 2008 (HICPA). Registration is required for any contractor performing more than $5,000 of home improvement work in a calendar year. This registration is required for any home improvement contractor, including handymen and requires the contractor to demonstrate at least $50K of insurance coverage. Additionally, check for references, inquire about their work ethic, and ensure they will provide a clearly written contract of work to be performed.
Here’s a more detailed breakdown of some thoughts for contractor selection:
1. EXPERIENCE AND EXPERTISE
Think about the kind of project you are considering. A lot of firms claim they can do everything to your house, but in the end, you want the project done according to a predictable schedule so that you are not without your kitchen or bath for several months. The best way to ask this question is when can the project be completed as a good contractor will schedule the work around materials delivery. Speaking of expertise, do not shy away from firms using vetted subcontractors. Those firms have learned that subs have better skills to accomplish superior results compared to individuals that perform many different tasks on a project. The firm’s project manager will tie it all together for both schedule, budget, and security.
2. REPUTATION AND PROFESSIONALISM
Is the contractor willing to share details about previous work or how they have fixed problems on past projects? What about workmanship, and customer service and have they vetted their employees and subs for skills and ethical standards? Ask if there are examples of their completed work. Another clue about expertise is professional memberships such as the Home Builder’s Association. These professional organizations have resources to share with their members for sharing knowledge, code awareness, continuing education, and business/ vendor networking opportunities.
3. FINANCIAL STABILITY AND INSURANCE
A contractor who have been in business for a while and has good references is more likely to be financially stable. No one wants to begin a project and wonder what happened to their contractor or worse yet be waiting for product to install. HICPA requires verification of some minimum insurance ($50K). If you are considering say a deck project, that insurance value may be adequate. If your home is valued at $500K and something happens to create a claim, does the contractor have adequate insurance to protect you during the project. If the contractor works more than one job at the same time, you definitely want to make sure the contractor carries at least $1 million of insurance coverage. Also, you have a right to be a “named insured” for your project.
4. LEGAL AND CONTRACTUAL CONSIDERATIONS
Home improvement contractors in Pennsylvania are required to present a written description of the project work and a cost quote of said work with details more than just a total cost of project. Ensure the contract includes details like the scope of work, start and completion dates, clearly defined partial payment milestones and no more than 33% down payment without written consent, and a contract cancellation notice. Verify that the contractor adheres to Pennsylvania’s statewide building code.
5. COMMUNICATION AND BUDGET
Every project has a project manager, even if it is a one-person company. The contractor may have defined processes for who is in charge after the contract is signed. Ask who the person is for your project management and how to communicate with that person to get appropriate responses throughout the project duration. Is there a specific process for change orders?
6. OTHER IMPORTANT FACTORS
Be wary of unusually low contract values or vague schedules, as they may indicate lack of experience or potential problems down the road leading to unexpected change orders. Post COVID, every contractor has experienced supply chain issues and the supply chain issues are still relevant. Ask about potential problems with materials and equipment deliveries and how the contractor deals with supply chains to achieve compliance with a schedule to complete the project work. Ask how they will treat your home and property every day from security issues to dust and refuse clean up and disposal of any debris. If a building permit is required, ask the contractor for help in getting the permit and managing the inspections.
7. FINAL CLOSURE
Lastly, inquire about warranties and post construction services. A good contractor relies on maintaining client satisfaction even after the job is completed as they want you to share your opinion about how impressed you are about the value and quality of the products used and great workmanship on your project. To protect yourself against liens that may arise from the project, you may request a “Declaration of Payments”, or sometimes referred to as a “waiver of claims and liens”. This document provided by the contractor is a declaration that staff, vendors and subs have been paid mitigating the homeowner’s risk of having a Mechanic’s Lien being filed for project work expenses.
8. CONTRACTOR
Now that you have a short education about working with a contractor, go build a successful project using your approved design.
POST SCRIPT
The Home Improvement Consumer Protection Act (“HICPA”) was adopted by Pennsylvania’s General Assembly in October, 2008, and signed by the Governor as Act 132 of 2008. The law establishes a mandatory registration program for contractors who offer or perform home improvements in Pennsylvania. More specific details can be found at the two websites.