Blueprint for Design

Today’s post assumes you are not already working with a great general contractor on a building construction project. You’re not already overwhelmed with joy by a project that’s been progressing on time and in budget. And, that you do have an expert craftsperson building your masterpiece…or something like that.

What I alluded to in the first paragraph was a bit tongue-and-cheek. I admit, but what I do want to discuss is a suggested way to go about finding a reliable contractor to work on your next building project. Whatever it may be.

When I am brought on a project to provide the architectural services, about half of the time, a contractor is already in place. Prices still need to be refined as the design takes shape. The contractor has an established relationship with the client and most importantly, a trust has been formed.  (Trust, now that’s topic all by itself.) What if you don’t have someone in mind? What if this is your first house addition / major remodel? You’re funding is in place, now where do you find a GC? Do you look in the yellow pages under general contractors? Maybe. Do you ask your family and friends for referrals? Sounds good. What do you ask? How can you try to filter out that list of construction firms?

Well, without showing any bias, here’s what I suggest. Try using the Rules of Three. It’s not a guarantee, but it might be a helpful guideline for your next project.

The Formula

You should ask at least three different contractors to submit proposals. In order to be qualified, they must have completed three similar projects in size, scope, time and budget. These projects must have been completed in the last three years. Since you are the owner, you have the right to fine tune this criteria to your needs.

The Breakdown

The reason for asking at least three contractors is to have different proposals for the SAME project. Why do I say the SAME project? In order for a contractor to give you an accurate estimate, they need a set of accurate documents illustrating your design intent. (That’s where I come in.) You need pricing from different companies that are bidding apples to apples. This is the best way to see if your budget expectations are inline with the hard costs of construction.

The contractor needs to submit three similar projects and contact information for those examples. It would be nice for you to have a conversation with those previous contractor’s clients. But, the main intent is that they have experience for your project type. If you are putting on a second story house addition, that’s a big undertaking. How did the contractor do it? How long were the homeowners relocated during construction?

The time constraint of having completed these submitted projects in the last three years should give you reassurance that the contractor is familiar with the current building codes, construction trends and building material availability.

You are the Owner and are in charge of your project. Anyone working for YOU should be giving YOU the respect that YOU are giving to them. Take the time to research contractors. Make adjustments to these suggestions as you see fit.

One last suggestion, create a project binder. A central location that has everything related to the project. I’ll dive into that topic on a different post.