There's an old party game maybe you've played its called "whisper down the lane." The first player writes down a phrase and then whispers it into someone's ear. That person in turn whispers it to someone else. And so on. The fun begins when the last person in line attempts to repeat the original statement aloud.
This same exact kind of party game miscommunication can present itself when you deal with a contractor. "That's not the sink I wanted," you might say to the contractor. "My old sink was made of cast iron. The one you put in is stamped out of tin." The fact that the wrong sink was installed raises the question of what kind of sink was agreed upon initially. Details that aren't written down have a way of getting confused, forgotten or misunderstood later.
Contractors and consumers alike don't spend enough time planning and detailing an agreement. If we as consumers don't demand detail, we won't get it. When hiring a contractor you need to insist on the following:
A detailed set of plans (for jobs more than a couple of thousand dollars)
A clear set of written specifications
A detailed estimate
Please don't enter into a contract with a contractor without all three.
A detailed set of plans is essential and should:
Be drawn to a specified scale (usually one-quarter or one-half inch equaling one foot)
Include written dimensions
Show everything that exists
Everything that's being removed
What's going to added
A legend that defines symbols
A legend that defines abbreviations
Written specifications are separate from the plans and are used to provide written details that are too complex and wordy to be included on the plans. For example: The plans might show a plug in the wall. Here, the specifications would be used to indicate the plug type (square decorator style, for example) and the color (white, beige, brown, etc.) The plans might show the door and the door knob type, and the specifications would note the type and number of hinges and the exact brand, model and finish of the knob.
Sometimes the specifications are found within the plan sheets and sometimes they are completely separate. More often than not specifications are included in the plan sheets and separately as well. If your project is a large one, expect a book of specifications in addition to the plans.
A detailed estimate is as important as the details in the plans. Hiring a contractor who provides this bid
XYZ Company will perform all the work in the plans for $18,750 could be a mistake. In this kind of bid there is no feedback from the contractor as to exactly what work will be performed. Accepting a one sentence bid leaves you open to expensive change orders later. "This part of the plans isn't clear lady," the contractor might say as he hands you a $700 change order. The experts say that feedback is the key to successful communication. Ensure that the contractor's bid is thoroughly detailed. This gives you two sets of details to compare. The ones the architect or designer provided and the contractor's written response.
A contractor's bid becomes even more important when no plans exist. Here are a couple of examples:
An example of a bad bid:
XYZ Company will replace 2 doors and hardware for $825.00
An example of a good bid:
ABC Company will replace 2 doors and hardware for the following price: - Doors to be Jones Brand 2345 in Red Oak (see photo attached).
- Door price includes new door frames and trim to match existing.
- Hardware to be Smith Brand 2678 in polished brass finish (see photo attached).
- Placement of hardware and hinges to match other doors in house.
- Doors, frames and trim to be finished with three coat clear polyurethane finish with sanding between each coat.
- ABC Company will clean and remove all debris created by its work.
A written price breakdown follows:
ITEM..........................QUANTITY..............COST EACH..............EXTENDED TOTAL
Supply Door.............................2.............................$275................................$550
Install Door...............................2................................$65................................$130
Supply Door Hardware
.......2...............................$35..................................$70
Install Door Hardware
.........2................................$25.................................$50
Paint Door
............2.............................$125................................$250
Subtotal
...................................................................................$1050
Tax
..........
.$50
TOTAL
............$1100
In our opinion the second contractor is the right choice even though his price is higher. Why? Because we know he's done his homework. In our experience, more often than not, the quality of the job is commensurate with the quality of the bid. Choosing the less expensive contractor in these examples would be building suicide.
