Getting Estimates and Hiring Service Contractors

[Petef56]

Ever have need to hire a contractor to do any major repairs or home improvements? I'm referring to one time jobs such as House Painting, Tree work, Driveway work, Rain Gutters installed, Roofing, etc. Jobs that would require you to get multiple estimates before hiring the company to do the work.

I'd like to open a discussion on this topic as related to the best methods to use to ensure you get good quality service for a reasonable cost and the fewest problems. Ok, here's my methods...


GETTING ESTIMATES

* Use the Yellow Pages phone book, local newspapers, and online resources to find about 6 different companies that do the work you need. I focus more upon the medium sized ads because the larger ads tend to equate to higher fees and often with no correlation to higher quality. In fact, I've good quality work and more personal service at more reasonable prices when dealing with small to medium size companies Vs the large ones with the huge Ads. If you can get a referral to a service company from a trusted friend, all the better.

* Use a full sheets of paper to list the names and phone numbers of the chosen companies. List only 3 to a page in order to record the relevant info on each company. Leave space to record such things as:

- Date & Time you left a message.
- Date & time they returned your call
- Appointment times for onsite Estimate
- Company is Insured?
- Fees or rates
- Business Ratings
- Final Estimate & Job conditions
- etc..

* Start by calling 5 companies for estimates. Out of 5 calls you will be lucky to get 3 of them to actually call you back and show up at your home to give you an estimate. I have had the best luck getting my calls answered or returned when I call on a rainy day when they would normally be at the office due to bad weather.

* While waiting for estimates, use the BBB.org website to lookup each company and see what their rating is. Sometimes it's ok for a company to have a few complaints filed as long as they are resolved. Use your best judgement. Good companies that service thousands of customers annually are bound to have a few complaints on file.

* For the onsite estimates, be prepared with paper & pencil to write down what they tell you. Some companies are more professional than others, but I am surprised at the number of companies that only provide their estimates verbally. Also be prepared to ask questions specific to how the job will be performed. The more you get them to talk, the more you learn about what's important to get the job done right. Write everything down because you will forget or get the details confused amongst all the different estimates.


CHOOSING THE RIGHT COMPANY

* Once you have at least 3 estimates you will likely be shocked at the differences in fees. I have often found jobs estimates to vary by 50% which is a huge difference! If you only have 2 estimates and a large variation in fees, it will make it very difficult to make a good decision, so strive for 3 to 4 estimates!

* If you use those full sheets of paper described above to record all the company info and job estimate details for each company, it will be much easier to compare and choose the right one to do your job. Price alone is not the best determining factor! You should choose the best company based on price, expertise, quality, warranty, and how easy you feel they would be to deal with.


Ok, that's my methods and process.
Open to discussion. Open to critique.

Anyone have ideas on negotiations after all the estimates are in?


---pete---

[EzyStvy]

I've seen many ads on TV from this company

Angie's LIST Guide to Contractors A homeowner's guide to contractors, including how to evaluate and hire a contractor, what to do before signing a contract, and how to work effectively with the contractor to make your project successful. Angie's List is a consumer-driven service supported by membership fees.

I've had great luck "networking" with friends.... This works for me when leaving the keys to my house with someone I've never met.

[pam123]

Originally Posted by EzyStvy I've seen many ads on TV from this company I've had great luck "networking" with friends.... This works for me when leaving the keys to my house with someone I've never met.

Same here, pick a contractor your "neighbors" have been happy with.
If the guy will be risking his rep with the whole area if something goes wrong he's going to do his best.
Plus you'll get a good idea of prices.

[alanebro82]

I've recently had good luck with Angie's List. I picked up a subscription using Groupon. I was skeptical about having to pay for it, but if you think about it, it means it's more honest that way. Yelp lets companies buy favorable reviews using "ad money", but Angie's List gets its revenue through subscriptions and doesn't let companies buy away their bad rep.

But yeah, I totally agree with getting a bunch of quotes. I recently had some electrical work quoted out, and the most knowledgeable and friendly guy also ended up having the lowest quote by about 40%.

[SARGE]

I've been ripped by members of BBB who are also paying members just as Angie's List. Word of mouth advertising works best. My super handyman have used forever & neighbors saw him here & used him continuously since and so on and he now picks & chooses jobs as nears retirement. Is also wealthy as result. You get no fancy printed out estimates from him. Old school and will quickly tell you to call someone else. Doesn't even have a cell

[Petef56]

Originally Posted by alanebro82 But yeah, I totally agree with getting a bunch of quotes. I recently had some electrical work quoted out, and the most knowledgeable and friendly guy also ended up having the lowest quote by about 40%.

To me, multiple quotes are the key. I originally had only 2 quotes to do some painting where their prices differed by 50% which is a hell of a lot. I got a third quote which fell about half way between the first 2 and he also seemed more honest and knowedgable so he will get the job.

The problem with NOT getting multiple quotes and only going by referrral from neighbors, is that you could wind up with great quality workmanship at an inflated price. This was the case with a particular roofer in my area that everyone was using. He quoted my job at about $2000 higher than the guy I hired and wanted to make a big job out of it, making it perfect. In my case I didn't need such perfection, so I hired another perfectly good roofer and saved a good deal of money.

So bottom line, multiple quotes takes more effort, but it gives you the opportunity to choose the best contractor based upon your specific needs. Referals from friends, Angie's list, the phone book, etc., all come in handy for choosing who will compete in the multiple quote game.

---pete---

[Petef56]

Originally Posted by SARGE I've been ripped by members of BBB who are also paying members just as Angie's List.

Sarge, members of BBB do pay to be listed as BBB accredited, but most companies that are listed with BBB are not paying members, as far as I know. I use the BBB just to see if there are any complaints filed against a particular company. If a company is not listed at all with BBB that is also acceptible.

To my understanding Angies list get's it's money from the consumers who join and submit their referrals to the contractors they are most happy with. The problem with Angies list is that it only take one member to place a contractor on the list. As far as I know, "Angie" does nothing extra to confirm a contractor is worthy of being on her list.

---pete---

[David M]

I use Yelp. It has a lot of reviews from people who have used the contractors services and it is free.

[MaxRat]

Originally Posted by SARGE I've been ripped by members of BBB who are also paying members just as Angie's List. Word of mouth advertising works best. My super handyman have used forever & neighbors saw him here & used him continuously since and so on and he now picks & chooses jobs as nears retirement. Is also wealthy as result. You get no fancy printed out estimates from him. Old school and will quickly tell you to call someone else. Doesn't even have a cell

Sounds like me...

Beings I am a Contractor / Sub-Contractor I use word of mouth and the Subs we use when I need something done I cannot do myself (which isnt much)

I am not licensed as i dont need to be...beings I am only doing Painting currently I dont have liability insurance... it would cost more to have the insurance that it would to replace a room of carpet should I ever spill paint... which I havet in 20+ years...

for me when I get calls for quotes on jobs if the the top 3 questions ever consist of do you have insurance I turn the job down... I agree that should be a question but not in the top five... in the 20 years I have been in construction I have been only asked about 10 times...

8 of those times were someone looking to make a claim on the insurance and making sure they had someone to pin it on... I have had to turn those over as fraud and boy was that a mess for the homeowner...

even in all those years I've never had a single claim but things can happen....

I agree on the word of mouth and the neighbors recommendations... I get more work from jobs that way. In the last 6 years I have been very picky about jobs and if I dont like what I see I simply tell them call someone else and even supply numbers for them to call and give my name for reference...

If I dont like the job I give them my old bosses number... he'll do it but he charges double if not triple...


For the most part I'd say having a good game plan is the most important for getting good help...knowing and making yourself familiar with whats going to happen... know that your life could easily be turned upside down should you decide to add on that large addition. there will be people showing up early and lots of noise, dust and stuff...

By all means be ready... we're there to build an addition not clean out your garage or shed... Thats something of a deterrent for me...

One thing I have always hated in the painting business is the lazy homeowners... they'd rather re-paint than to wash the walls.. they'd get the walls all dirty and figure it's easier to repaint then to waste their time to wash them first.

I always tell them up front the walls will need washed... either they can do it or I can and I charge 35.00 and hour to wash walls...that and moving valuables... most people wont move anything but don't want to pay for the time you do it either... when that happens I just wont do the job...

But you get the great homeowners who understand and will either move the rooms out or will have you do it... I dont mind then...

I have even went to give estimates on drywall finishing garages and let them know I will need the garage completely empty and then get the call its done show up Monday morning and the garage it full of crap... nothing moved...

and the list goes on and on...

On the other hand I am very picky about the contractors I work for as well I work for the same kind of people... it works out well. I tend to like the ones to dont schedule every sub on the same day so there are 40 people on the job all trying to do their job running over one another...

Scheduling is the key... I just ended a 20 year bout with one of my main contractor for this very reason. He used to be great at scheduling jobs and subs but during the Economical crunch hes tried to cram the jobs shorter and quicker... i dont like working while they are running electrical wire and plumbing and I dont like it when there is only 2 hours of work and I had to drive and hour to get there... waste of time....


I dont advertise either... all you get is "window Shoppers" who want quotes and you end up spending a day running and measuring and doing quotes and you may get 1 of those jobs and it doesnt cover the time nor the gas of all the other quotes you did but didnt get... you weren't going to get those jobs anyways they were just getting an idea of cost... i've stopped that by charging... if they'll pay 25.00 for the quote and taking that fee off the job I get than chances are I'll get the job and they were serious about doing the work...

It goes in spurts... I'll get a lot of painting both Interior and Exterior and sometimes its all drywall... this year has been roofing so far...

[alanebro82]

Originally Posted by MaxRat Sounds like me... i've stopped that by charging... if they'll pay 25.00 for the quote and taking that fee off the job I get than chances are I'll get the job and they were serious about doing the work...

We had a plumber try that. I'm all for it if it's reasonable ($25-$50), but this guy wanted $100 for the quote. At that point, it's too big of a gamble for me. Either he gets the job and all is fine or he makes out like a bandit. We didn't bother having him come out.

[SARGE]

Originally Posted by alanebro82 We had a plumber try that. I'm all for it if it's reasonable ($25-$50), but this guy wanted $100 for the quote. At that point, it's too big of a gamble for me. Either he gets the job and all is fine or he makes out like a bandit. We didn't bother having him come out.

$100 for a quote? Easy money

[jdeb]

I have used this guy's recommendation here in Michigan and I have never been disappointed yet. He has many resources and is well respected. You may drop him an email for someone like him in your area.

http://www.masterhandyman.com/

[bob]

You should be sure to have a referral. That said my best luck for free estimates is to have a neighbor in the business to tell me for free what the problem is and what it should cost to fix. They will do small jobs for free to be nice and get your referrals.

[MaxRat]

Originally Posted by alanebro82 We had a plumber try that. I'm all for it if it's reasonable ($25-$50), but this guy wanted $100 for the quote. At that point, it's too big of a gamble for me. Either he gets the job and all is fine or he makes out like a bandit. We didn't bother having him come out.

I've never charged more than 25.00 for an estimate... currently the phone isnt ringing much and when it does I turn alot of it down... right now I find I am too busy to take on any real jobs...

Been doing a lot of handy man type work like fixing faucets and/replacing stuff... doors, windows, siding...I prolly do maybe 1 small job a week. Last year I legally closed all 3 of my businesses so for me its a good thing...

[Petef56]

Originally Posted by MaxRat Sounds like me... Beings I am a Contractor / Sub-Contractor I use..... ...

Thanks for the interesting and informative post. It's good and useful to hear the contractor's point of view.

From a contractor's perspective, what is the right thing for the homeowner to do after receiving multiple quotes?

Should the homeowner only contact the company to be hired or should they contact each contractor and tell them why they either won or lost the job?

Should the homeowner reveal or not revel anything specific about the other contractors?

Am I correct to assume that most homeowners only contact the winning bid contractor?

---pete---

[bob]

Nobody should expect free estimates for a job under two days income for the contractor.

[EzyStvy]

And any paid estimate should be subtracted from the total job price...

But, I've had fun/been shocked by estimates from Retail/Commercial contractors. You know you're in trouble when they bring slide shows, samples of material and brochures

I have a 7 foot wide picture window that I wanted converted to sliding glass or french doors... Two guys come in around $1,700.00 ....the guy from Home Depot wanted $4,000.00 .... Course his was triple paned glass/life time warranty etc.. I tried to tell him that at that price, I'd have the most expensive door on the block..and that with it being in the back side of the house was a no go... He turned on the heat about how you get what you pay for ect... I ended saying LOOK, I can get the 1500 dollar door....New carpeting for the room we were in AND a new refrigerator for 4 Grand...That's where my head is at

I had my master shower rebuilt and extended a foot with cermanic tile for $1,600.00 .. One of the pro commercial companies wanted $7,500.00 for a fiberglass type shower.. I'm sure it would have been pretty...but not for that kind of money.

[MaxRat]

Originally Posted by Petef56 Thanks for the interesting and informative post. It's good and useful to hear the contractor's point of view. From a contractor's perspective, what is the right thing for the homeowner to do after receiving multiple quotes? Should the homeowner only contact the company to be hired or should they contact each contractor and tell them why they either won or lost the job? Should the homeowner reveal or not revel anything specific about the other contractors? Am I correct to assume that most homeowners only contact the winning bid contractor? ---pete---

I've never in all my years had anyone call me and tell me I didnt get the job... I have done Residential and Commercial trades...

rule of thumb is always take the middle road and ask up front about extras...those are in addition to the original cost...

I always up front let the owners/builder know if the job goes as estimated the cost will be as estimated but if there are ANY changes that add to the job that will be an extra.. we can talk about it long before its done that way they agree on the cost if any....

I prefer to stick with Residential work for a more comfortable, enjoyable work surrounding... I havent done any commercial work in a good while and I steer clear of it when I can...

I will say I made the most ever in a year doing commercial work but I spent more time chasing money and getting them to pay only to almost get stuck for 50 grand... I got my money but it wasnt as easy as it should be... I had to go to the actual company who funded the project...


As far as I am concerned it is okay to compare quotes and let the contractor know that you are taking quotes... I actually prefer that i am told up front and the companies you are getting quotes from... if it is anyone that I have worked for and/or still work for I wont even estimate the job...

The rule of thumb is do your homework and plan for the job... what will you need? , what will they need? what will you need to do in preparation for the job? do you need to get the permits or will the contractor carry them?

There are many scenarios that come into play. This business has been good to me and I have lived sorta comfortable... not rich by any means. I have treated people very fair with pricing and passing along savings... I never have marked up materials and charged what i pay for them plus my time for getting them... other mark them up to List pricing or whatever and make a killing on labor and materials.

For the main part I would always do research on the materials the contractors plan to use.. a lot of times I have seen that they charge for the better materials and use the cheaper ones... I ALWAYS go the other way... I give the best materials I can for the price...

Haggling.... this is an area where it never hurts to try... Although my prices are pretty midrange cheap there isnt any haggle room but for those higher than me I'd say there is plenty of room...

pay more attention to the quote and dont be afraid to look at the guys who dont drive brand new trucks with expensive trailers and all kinds of top of the line everything... the guy in the 95 Ford F-150 that has a little rust most times has the same knowledge and tools but doesnt have the overhead the guy with the 60,000.00 dually and 25,000.00 trailer... you are paying his overhead payment so the bill directly reflects that....

I have actually been told once that some wont consider an estimate if you dont have a new vehicle.. I laugh and explain the overhead deal then they want a quote... i refuse and move on...

I am not much of a person nor do I have a new vehicle... I have worked on multi-million dollar homes and I have drywalled (by myself) homes that have been in magazines for show homes. I have had owners take me to other states to do their homes. I've done things with drywall people can only imagine and just something I am good at but dont much prefer to do anymore...I have done 1,000s of homes in the last 20 years and a good portion has been very fancy Architectural drywall... the rounds, curves and barrels and all sorts of stuff...

I've built approximately 20 homes from the concrete up and am pretty fluent in construction... so if you ever have questions dont be afraid to ask..

Now mostly in my mid life (41) I work part time locally and volunteer at Habitat for Humanity....and take on a little work in my spare time...

[Petef56]

Originally Posted by MaxRat I've never in all my years had anyone call me and tell me I didnt get the job... I have done Residential and Commercial trades...

Again, thanks for another great post from the contractor's point of view. Sounds like you provide quality work without overcharging. It's nice to be in such demand where you can turn down so many jobs. That's the beauty of being your own boss.

I totally get what you say about low overhead and how some people judge you by the vehicles you drive. I'm in the same situation as you with my home based computer business and my old van. Hey, it's their loss.

Over time, I think we learn to study people and avoid certain types. We detect where potential problems can occur and make the right moves to avoid trouble before it has chance to start.

Keep up the good work!

---pete---

[David M]

As we get older and wiser we learn how appearance matters less and how people behave and do their job matters so much more.

It is SO HARD to find a good contractor. Most turn out to be flakes of one sort or another or they want to charge some sort of outlandish fee...and I am a reasonable person. I know people have to make a decent profit on their work. The last one I hired got my deck about 90% complete and then just disappeared. I had to finish it myself. No phone call returns, no email returns, no explanation for his disappearance...nothing. I don't think I did anything to piss him off....things were going great.

I am glad to hear there are excellent contractors out there.

[Petef56]

Originally Posted by David M It is SO HARD to find a good contractor. Most turn out to be flakes of one sort or another or they want to charge some sort of outlandish fee...and I am a reasonable person. I know people have to make a decent profit on their work. The last one I hired got my deck about 90% complete and then just disappeared. I had to finish it myself. No phone call returns, no email returns, no explanation for his disappearance...nothing. I don't think I did anything to piss him off....things were going great.

Ut oh, did you give him the final payment before he finished the job? If he never got the final payment and still dissapeared then perhaps something bad happened to him such as got seriously ill, or went to jail. In any case, what's the best thing to do when that happens? Maybe a complaint to the BBB. At least that way a big red flag goes up for anyone else who would be wise enough to check him out on the BBB website.

One of the contractors that recently gave me a quote (highest quote of the 3) came up on BBB as "ALERT - Out of business". He was also the most aggessive at calling me to make a decision about hiring him. He also quoted the best guarantee (5 years on paint). To my way of thinking, all those things raise a red flag as someone who might not be around much longer.

In hindsight, did your guy raise any red flags?

---pete---

[David M]

Originally Posted by Petef56 Ut oh, did you give him the final payment before he finished the job? If he never got the final payment and still dissapeared then perhaps something bad happened to him such as got seriously ill, or went to jail. In any case, what's the best thing to do when that happens? Maybe a complaint to the BBB. At least that way a big red flag goes up for anyone else who would be wise enough to check him out on the BBB website.

I paid him by the hour. I am not going to pursue it. I am not going to give him a positive nor a negative review on Yelp, just not any review. He would have received an outstanding review had he finished the job. The deck is beautiful, all ipe wood and pretty artistic.

[Petef56]

Originally Posted by David M I paid him by the hour. I am not going to pursue it. I am not going to give him a positive nor a negative review on Yelp, just not any review. He would have received an outstanding review had he finished the job. The deck is beautiful, all ipe wood and pretty artistic.

Yeah, that's a odd situation. He did quality work and you did not "contract" with him for anything but hourly work. First I'd want to determine if he's still open for business and taking new jobs. If he was taking new jobs and simply ignoring me, I'd say that was unprofessional behavior especially when he left me hanging. Other people deserve to know that about him because he's unreliable. I'd post a review praising his workmanship, and comment how he didn't complete the job or return my calls.

On the other hand, had he completed my job and was simply refusing to do any "new" work for me and ignoring me in that respect, then I'd say it's his right to do so.

Anyway, I think it's important to make it publicly known when a contractor does not provide professional service or delivers substandard service. It's all about helping your fellow consumers and placing a control on the contractors.

I guess the important lesson to learn is to not pay any contractor or worker any full amount owed until after the job is completed.

---pete---