So you have decided to remodel your kitchen and you've done your research. Several kitchen remodelers have visited your home and provided you with bids, and now you are trying to decide the best path to take. You would like the project to stay close to your budget and not have a bunch of surprise costs tacked on at the end. Here are some things to look for and some questions to ask before you pick a remodeler and proceed with the project:
- The proposals should be written and provide all the required details. The bid should not be verbal or hand written on a scrap of paper.
- The proposal review should be an "Apples-to-Apples" comparison. Are all the contractors bidding on the same work to be completed, and the same style and quality of material? Of course a bid for off-the-shelf oak cabinets will be less than a proposal with well made cherry cabinets.
- Is there significant detail describing the work that will be completed so that you clearly understand what will be done? The proposal should say more than; "Install New Floor". What? On top of the old floor? What kind of floor? Does the bid say that all work will be done to code? You deserve details and a qualified remodeler should be able to provide them.
- What is a qualified remodeler? How long have they been in business? Are they insured? Are they licensed? What does the Better Business Bureau say about them or one of the quality customer based review websites? Have they been involved in litigation?
- What happens to the trash? Is the contractor going to have a bin on-site, use a haul away service, or leave it in your yard for you to deal with? The proposal should spell out how the trash will be disposed of.
- The proposal should not only spell out the obvious project material such as cabinets, counter top and floor material, building, plumbing and electrical supplies, but who is providing them. You or the remodeler.
- Smaller items should also be in the proposal like the knobs and/or pulls for the cabinet doors, under cabinet lights, back splash tile, and miscellaneous trim.
- Are you going to act as the general contractor and manage all the sub contractors or are you hiring a general contractor? What labor is included? Is disconnection and re-connection of your appliances and plumbing? When do you need to present? During the entire project, for the delivery of materials, templating and installation of the countertop?Has the contractor asked how to reach you in case issues arise?
- Who is doing the labor? Does the remodeler have employees or is everything being sub-contracted out? Are the sub-contractors licensed and insured? Has the remodeler ask to have the sub-contractors, like electricians or plumbers, come by to perform a survey in order to provide an accurate estimate? Is workman compensation insurance a concern? You do not want to be sued if someone is injured and there is no insurance.
- If you are acting as the general contractor, who will repair drywall if it needs to opened up by electricians or plumbers? Do not assume they will repair the drywall.
- Is the project price all inclusive? Has tax, delivery and handling and permits been included in the price? Many municipalities require permits to be filed before the start of a project. Has a payment schedule been established? What is the payment schedule based on: work completed, material delivered, or some arbitrary scheme?
- Is there a process defined in the proposal for changes in scope and cost to the project? Do you have a tentative project time line that says when work will start; materials will be delivered, and lists important project milestones?
- Does the written contract match the final proposal for scope of work, materials, and price?
If any of these items are missing or they aren't clear, go back to your remodelers and ask that it be fixed. Be sure you understand the project and what each remodeler is proposing. The items listed in 1 through 13 are intended to help create a professional business relationship with your remodeler Issues always crop up in every project, but being prepared ahead of time makes it easier to find solutions. Good luck!
Scott Hanson is the owner of Kitchen Tune-Up, an award winning kitchen and bath remodeling company in Chicago. You can find more helpful hints at http://www.kitchentuneup.com
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