Selecting the Perfect General Contractor: Key Insights
/Experienced architects and designers offer valuable advice on how to identify the best contractor for your home construction or remodeling project, along with tips for building a productive and harmonious working relationship.
For anyone looking to turn their home improvement vision into reality, hiring a general contractor is often unavoidable. Think of the general contractor as the leader of a mission, orchestrating the flow of materials and directing a team of specialized subcontractors such as electricians, plumbers, and other trades. They are responsible for ensuring the project is completed successfully. "A good contractor is invaluable," says LA-based designer Ryan Saghian. "Their worth comes from keeping the project on track, within budget, and maintaining a high standard of quality."
Liz Graziolo, principal Yellow House Architects, explains that the right contractor "transforms what could be an overwhelming process into a well-organized experience." However, for many homeowners, the task of hiring a general contractor for the first time can feel intimidating. To ease this process, we consulted several seasoned architects and designers—each with extensive experience collaborating with various contractors. They shared their insights on how to find the perfect contractor to lead your new home build or renovation, and even handle future upgrades like bathroom remodels.
Where Should You Look for a General Contractor?
Austin-based interior designer Liz MacPhail advises her clients to meet with at least three general contractors to get a sense of the market before committing to one. You can find these potential candidates through various sources — online platforms, personal referrals, or even by checking out ongoing projects in your own neighborhood. Ideally, gathering more than three options will give you a broader perspective and help you make an informed choice.
Start by Tapping into Your Network
Architects and designers often stress the value of utilizing personal or professional networks to find trustworthy contractors for home improvement projects. "Word of mouth is everything in this business," says Saghian. "I've discovered some incredible contractors through referrals from past clients and even recommendations on-site." Reaching out to people who have had positive experiences with contractors can be one of the most reliable ways to find the right professional for your project.
Even if your network isn't extensive, don't hesitate to ask friends, family, and neighbors for recommendations. There's a strong likelihood that someone in your circle knows a great contractor. Once you connect with the right person, you'll gain valuable insight into the client experience firsthand, helping you make a more informed decision.
Explore Social Media and Online Directories
While platforms like Yelp or Angie’s List are useful starting points, they aren’t your only online options when searching for a contractor. Browsing through the Instagram feeds of your favorite architecture and design accounts can make the process more engaging and visually appealing. Save your favorite project images into collections for easy reference, and reach out to builders who are credited, or simply send them a direct message to gather more information. This approach can help you discover talented professionals while making the search process more enjoyable.
Just Take a Look Around
General contractors often use their job sites as marketing tools, making it easy for you to find suitable builders by simply taking a stroll or a drive through your neighborhood. Whenever you spot a builder's lawn sign, feel free to pull over. If their work catches your eye, their contact information is typically displayed right there for you to reach out. This straightforward method can lead you to potential contractors without much effort.
How to Find the Right Fit
Every builder brings their own distinct skills, connections, and personality to the table. Finding the right match for your specific project necessitates dedicating time and effort to the search and interview process. While it might feel like a daunting task, this thorough preparation will ultimately yield significant benefits, ensuring you select a contractor who aligns well with your vision and project needs.
Look for Specifics
Experts agree that customizing your search to align with your project requirements and design preferences will help you identify better candidates more quickly. Whether you're browsing online or tapping into your network, don’t hesitate to be as specific as possible about the project and your goals. This way, you can avoid learning about contractors who specialize in styles that don’t match your needs—like brutalist construction for an early American Colonial renovation.
However, don’t just settle for the first contractor who meets all your criteria. Use this search as a chance to evaluate aesthetic compatibility as well. “For me, it’s crucial to find someone who not only has experience with my specific type of project but also shares my design sensibilities,” explains Manon Roux, founder of Atelier Roux. “Additionally, consider the style of homes they typically work on. Are they modern or traditional? This will impact how effectively they can realize your vision.”
Show and Tell
To gauge how well a contractor can align with your creative vision and requirements, it's essential to walk them through your plans and share all relevant information. According to Roux, the approach will differ based on the type of project. For new constructions, she suggests presenting "a comprehensive set of architectural plans and high-level elevations that offer a clear blueprint of the project's structure and layout."
For renovation projects, detailed schematics along with reference images for finishes and materials are vital. This ensures that both you and the contractor are on the same page regarding the project's vision and expectations. By providing these insights, you set the stage for a collaborative and successful partnership.
Enabling a contractor to grasp your vision involves providing detailed information about the project's schedule, budget, and other key factors right from the start. This clarity allows the contractor's team to quickly get to work when the time comes to collaborate. As Saghian emphasizes, “Now is not the moment for ambiguity. A comprehensive brief not only clarifies the project's extent but also conveys your serious intentions.”
Inquiring the right questions is essential.
While a contractor’s specific skill set may indicate their ability to manage a project, it doesn’t reveal what the experience of collaborating with them will be like. Don’t hesitate to inquire about their communication style, project management techniques, and problem-solving capabilities. Experts emphasize that key qualities to seek in a dependable contractor include adaptability, effective communication, and professionalism. “Selecting the right match goes beyond simply choosing the lowest bid,” MacPhail notes. “It involves finding someone you trust to navigate a process you both comprehend and respect.”
Others highlighted the significance of posing questions that can uncover a contractor’s problem-solving abilities and shed light on their overall methodology. “I’m not hesitant to ask the tough questions right from the start,” Saghian explains regarding his approach to evaluating compatibility. “I’m interested in their experience with comparable projects, how they manage unforeseen challenges, and what their current project load looks like.”
Grasping the extent of a contractor’s existing commitments can be crucial. Their ongoing projects may reflect their quality of work and provide insight into their skills and processes in action. However, even a top-tier contractor overwhelmed with multiple tasks might falter or delay your project if they’re preoccupied with resolving issues elsewhere.
The questioning shouldn’t end after the initial interview. Always request multiple references from any contractor you’re considering. This presents a valuable chance to verify whether they fulfill their promises, so be sure to ask about their demeanor, communication style, and professionalism. While it may require some effort, this groundwork will lead to more precise evaluations of each potential contractor. Consequently, you’ll be better equipped to make an informed decision when reviewing bids, helping you avoid potentially expensive surprises later on.
How can you determine if you’re receiving a fair estimate?
Even if you trust a contractor's evaluation, it doesn't mean you should accept all their figures without scrutiny. Here are some strategies to help you steer clear of hiring a contractor who might overcharge you, cut corners, or do both.
Examine the Details Carefully
Meticulously reviewing each estimate is the most effective way to reduce the risk of hiring a contractor who could significantly impact your or your client’s budget. If you’ve gathered bids from at least three contractors and provided them with the same details, compare their estimates side by side to identify any discrepancies. There could be a legitimate reason for an unusually high or low price, or a missing line item, but you won't uncover these insights unless you inquire.
To establish a solid basis for comparison, Roux researches the typical charges that general contractors apply for competitively priced subcontracting services. “You can often identify differences in pricing for specific tasks like electrical work, plumbing, or millwork,” Roux notes. “These categories are usually easier to evaluate when assessing whether a contractor is overpricing their services.”
While it’s crucial to analyze the numbers, it’s equally important to be vigilant for any unclear details or omissions. Don’t hesitate to seek further clarification on aspects such as payment schedules, warranties, worker’s compensation, insurance coverage, and any other relevant matters. “When uncertainties arise, ensure they offer contingencies,” advises Graziolo. “Vague and ambiguous quotes can create opportunities for unexpected expenses and surprises.”
Consult an Expert
Navigating an unfamiliar market, whether due to geography or lack of knowledge, can make it challenging to assess whether you're receiving a fair deal. In such situations, Roux recommends engaging an estimating company to provide a quote for your project, taking into account various factors, including its location. Having this independent perspective on pricing will help you identify what constitutes standard rates and what prices should raise concerns.
You Get What You Pay For
Architects and designers generally agree that a contractor’s pricing is often reflective of the quality of their work. However, if a quote is significantly lower than those from other contractors, treat that figure as a cautionary sign. It could indicate potential cost overruns, subpar craftsmanship, or delays in project completion.
Investing Wisely
Conversely, opting for a more expensive contractor can prove to be a wise investment. “While a top-notch contractor may have a higher initial cost, they can save you money in the long term,” Saghian asserts. “They understand how to reduce expenses without compromising quality and ensure the project progresses smoothly, which ultimately saves time—and as we know, time equates to money.”
How to Foster a Good Working Relationship with Your Contractor
Ultimately, a successful partnership with your general contractor hinges on the quality of your communication—specifically, when, how, and how often you interact. Establishing clear lines of communication from the start can help ensure that both parties are aligned on expectations, project timelines, and any potential challenges that may arise. Regular check-ins and open dialogue will promote transparency and build trust, allowing for a smoother collaboration throughout the project. By prioritizing effective communication, you can create a positive working relationship that benefits both you and your contractor.
Build a Strong Foundation
Effective collaboration hinges on everyone understanding their roles and responsibilities. Therefore, it’s essential to clearly communicate the scope of work and key deadlines from the beginning. This ensures that your contractor can arrange for the necessary materials and labor well in advance.
Document Everything
All significant decisions, important updates, or potential issues should be documented in writing. Creating a written contract and recording any subsequent change orders helps ensure accountability among all parties involved, safeguarding your professional reputation.
Of course, there’s no limit to how detailed your documentation can be. Mary Senft, interior designer and founder of SenHoma, emphasizes that her team creates a comprehensive construction binder for the builder to keep on-site. This resource includes both overall project specifications and item-level details, along with any special installation instructions. “Maintaining a positive relationship with a general contractor, particularly during challenges or disagreements, necessitates a collaborative mindset,” Senft explains. “By staying organized and transparent, we ensure that everyone remains aligned throughout the process.”
Maintain a Positive and Professional Atmosphere
The distinction between an average contractor and an exceptional one often lies in their character and professionalism, especially during conflicts. Fostering these qualities involves establishing mutual accountability and trust. MacPhail emphasizes the importance of open communication with her contractors, creating a comfortable space for discussing and resolving issues as a team. This approach ensures everyone is “on the same page regarding the problem and the best next steps,” while also promoting a positive, respectful, and collaborative environment.
Remember that contractors are people too; they appreciate being heard and acknowledged for their efforts. As Saghian notes, “a little appreciation goes a long way, and complimenting good work keeps the vibe positive.” In the face of delays, logistical challenges, or budget disagreements, he stresses that it’s essential to keep in mind that you are both working towards the same goal—a beautifully executed project. “When things get tough, I remind myself that we’re on the same team, striving for the same vision.”