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Kevin G.
Boulder County Parks and Open Space
Working with Kevin has been an absolute pleasure! The work that he has done for the rental house has been amazing. All of the work that he has done was very precise and complete and he was able to do it without any inconvenience to the tenant...
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| Home Remodeling Tips |
Boulder Remodeling is an experienced group of professionals that always delivers a beautiful product.
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A signed contract between you and your independent contractor is a legally binding document that defines the responsibilities and duties of all parties involved. It spells out the objectives of the homeowner and the home improvement contractor regarding rights during the duration of project.
Make sure you include in the contract all contact information regarding the project. This includes the home improvement contractor's full name (including business), company address, phone number, insurance company, bonding carriers and general contractor license numbers. If there is any disagreement you need to know where the company is located to serve a subpoena.
Require the contractor to document a complete description of the work to be done. This documentation should encompass all aspects of the project from beginning to end. Have the contractor spell out all details of the project and create a timetable for the project. Having a timetable gives you a tangible guideline of when the work should be completed. Included in the description should be the type and quality of all materials used. Make sure brand names, manufactures, quantity, size, weight, color and style are to your liking before starting. Have the contractor indicate all equipment used in the project and the option for ordering more. If the work changes mid project make sure a written change order is added. Both parties need to sign off on the changes before work can resume.
Create a timetable for the project from beginning to clean up. Make sure to ask the contractor to release any potential conflicts that might arise which include other projects they are involved in. Include all details possible such as the time work starts and ends each day.
Each general contractor is different regarding payment. Some contractors don't collect until all work is done while others demand half payment up-front. In the construction industry an average of 3 payments is the norm. The first payment is usually after the materials are delivered to the site. The second payment is after half of the project is complete as stated in the contract. 20% more is paid upon completion. The last additional 10% is held until the project completes inspection.
This option works by setting up a draw system with contractor and homeowner. The contractor uses the account to pay actual vs. estimated costs and submits receipts as work progresses. A flat fee of 13%-20% is paid as receipts are submitted. This payment method is ongoing but is more difficult to estimate final costs.
A project bid is agreed upon by the homeowner and contractor. Payment is due according to the timetable in the bid/contract.
Make sure that the contract states in writing that the home improvement contractor will submit any plans needed to the city code compliance regulators and acquire all city permits. Be sure the contract states that the contractor will arrange for city inspections and bear the cost of all work not passed by inspectors.
Do your homework on contractor licensing and insurance. Each state has its own contractor licensing requirements. Make sure your contractor has proof that they meet all current licensing and general liability insurance before starting the project.
If you decide to back out of the contract you have 3 days to do so. Simply send a written notice to the general contractor by registered mail and receive a receipt stating the project has been terminated.
If a conflict does arise make sure the contract stipulates what form of arbitration will be used and by whom.
It is not abnormal for contractors to place a mechanic's lien upon your property to safeguard payment of services. Be aware of any language in the contract regarding a lien. If you are uncomfortable with the lien make sure to bring that up with contractor before signing the contract. Make sure the lien has been waived upon completion of payment in writing from the contractor.
It is a good idea to include a written guarantee/warranty within the contract. The warranty should include labor and materials included and stipulate if it is a full or limited warranty. The warranty should include the name of the party who should honor it. (Contractor) Arrange a timetable for the warranty; which is usually for a minimum of one year. Demand that all warranties for materials, equipment and appliances be given to you upon completion of the project.
Have the contractor make a running tally of all outstanding items relating to the project that must be completed. Include the running list in the contract and make sure all parties involved sign off on work completed before being deemed finished.
Include in the contract every small detail you can think of and how it will be handled. Details worth mentioning: Project Clean Up cost and daily schedule, Equipment on the property cost and clean up, Debris Removal cost, Daily work schedule and clean up, Guidelines on workers using home toilets or portable toilets and Guidelines on workers using your home phone and other areas of your house not involved in the project.
1. Receive a written notice for a 5-10 day time period pertaining to the inspection. This time period should be acknowledged by the homeowner, buyer or contractor. Extra time gives you time to think about the report after the inspection.
2. Do not shop inspectors by price. Like general contractors, the cheapest is usually not the best. Do research on the most qualified inspectors and check with the Better Business Bureau before hiring. Pay the full asking price. Haggling is not a good idea when hiring an inspector. Home inspection is an important event and is worth it to get a quality inspector.
3. Check for membership in a home inspectors association. Do a simple Google search for local home inspector associations. Although membership in an association does not necessarily guarantee a good inspector, it is a good indication of quality. Home inspector associations require its members to follow standard practices and codes of ethics in order to gain membership. The true test is if you feel comfortable with the home inspectors personality, communication skills, sample report analysis and background.
4. Ask the inspector for credentials and do a background check before hiring. Ask for references of his/her training and of former jobs he/she inspected. Make sure he/she has some evidence of their work.
5. Interview the inspector both over the phone and in person. A good inspector has excellent written and oral communication skills and conducts themselves in a professional manner. A good inspector will also be friendly and give the impression of caring about your home.
6. Ask for a sample report before hiring an inspector. The inspectors report should be written in simple English. Each part of the house should have its own findings and recommendations. Technical language may also be included but overall simple English should be the standard.
7. Hire only a trained and certified inspector. Hire only inspectors from home inspection schools or those who have background in engineering or architecture. Ask a trusted contractor, real estate agent or friend for referrals.
8. Request to go along on the inspection. Most inspectors will not mind if you tag along on the inspection. If the contractor does not let you follow him/her on the inspection find someone who will. Before going on the inspection make sure all general contractor work is complete.
9. Normally on-site reports are conducted at the time of the inspection. However, good inspectors will write a formal report with recommendations after the inspection. The formal report should be completed 24 hours after the formal inspection. Ask for multiple copies of the report when completed.
10. Meet the inspector at the house before the inspection. When you go along on the inspection take notes about ideas the inspector brings up. The full report will be included later but taking notes will help jog your memory later about things discussed at the inspection. Don't forget any reports the contractor has given you to give to the inspector. Hopefully these tips will ensure a smooth home inspection process.
When building or remodeling a home it is a smart idea to take the proper steps to improve heating and cooling efficiency. There is a number of energy saving tips to ensure a lower energy bill.
Make sure to ask your builder or contractor about the EnergyGuide label and what manufactures carry these products. The process of going green can be quite cost effective as well as environmentally friendly.
Not all systems are created equal. Be sure to compare the energy efficiencies and the estimated operating costs of competing models.
1. Audit your energy usage: Conducting an energy audit will help detect energy waste, gauge the overall effectiveness of your heating and cooling units and determine proper air flow. You can do the inspection yourself through at home kits or have the energy company conduct the audit. Your local energy company will normally do the check for free.
2. Weatherproof your home: Most heating and cooling is lost due to poor seals around your windows and doors. Check all caulking, insulation and weather stripping for leaks. You can rent thermal heat detectors to further gage exactly where heat is escaping your home. Also consider buying solar panels to reduce energy costs.
3. Research the performance of different models: Do your homework before buying a new appliance, furnace or air conditioner. What is maximum energy output? How does the product rank against competitors? Is it energy efficient? Will the product meet your needs? Does it break easily? Are the repairs expensive? How long will it last 5 years, 10 years?
4. Estimate the operating cost: Take a look at the Energy Guide labels on the product or the manufacturers' and industry facts sheets. Compare energy efficiency across different brands and models. Consumer Reports is an excellent place to quickly find and compare brands. Once you have a general idea of how much energy the product uses you can then estimate how much it will cost to run depending on your personal usage. You can save money in the long-run by purchasing energy saving products even if the initial cost is higher than standard models.
5. Inquire about special green energy efficiency offers: Ask your local energy company if there any rebates, cash incentives, discounts or other incentive programs for purchasing energy efficient products. Also ask the salesperson if their store has any special deals for buying energy efficient products. Most stores do have some policy in place but in order to qualify you have to ask.
6. Understand industry lingo: Understanding energy lingo is the first step to understanding energy efficiency in heating and cooling products. Furnaces and boilers energy usage is referred as annual fuel utilization efficiency or AFUE. Heat pump heating energy usage is called heating seasonal performance factor or HSPF. Air conditioners energy usage is called energy efficiency ratio or EER. Central Air Conditioners or heat pump cooling energy usage is called seasonal energy efficiency ratio or HSPF. Look for these terms of your heating and cooling products.
Does remodeling really improve the market value of your home? Statistics on remodeling are highly variable. Most experts agree that adding value to your home is a positive action to boost your overall market price. However, renovations normally don't yield as much return as thought by the average consumer.
A 1998 article entitled, "Cost vs. Value Report" by Remodeling Magazine sampled a national survey of 60 regional real estate markets and 12 types of remodeling projects to determine the added value of remodeling. The study featured all types of projects from kitchen remodeling and bathroom remodeling to siding and outdoor decks. For example, a $10,000 kitchen renovation in Hartford, Connecticut yielded a 45% added value to the home. The same renovation in roughly the same type of house in neighboring New Haven, Connecticut yielded a 125% added value.
The value added is determined more by the local real estate market than the actual renovation itself. A $100,000 renovation to a home in Kansas will not yield the same market value results as a $100,000 renovation in Los Angeles. The old adage location, location, location still rings true.
Appraisers suggest looking at the same basic factors when determining the value added from remodeling:
1. Consider the Average: Evaluate the homes of your neighbors and look at the generalities. If most homes in your neighborhood have 2 bathrooms and you only have one then it would make sense to add another bathroom instead of remodeling your existing bathroom into a master bath. More is always better than less.
2. Luxury Isn't Always Better: More times than not the smallest renovations offer the highest returns. A fresh coat of paint, new siding or a new exterior walkway will freshen up the overall impression of the home. Curb appeal is always something that resonates with buyers. Basement remodeling and swimming pools tend to be losers when it comes to overall value vs. costs.
3. Is there Demand?: Take a look at the overall demand in your local neighborhood and region. If demand is high, then your renovations will probably increase the value of your home quite a bit more than in a down market. When demand is low, renovations aren't going to make as big as impact on your property values. It is best to check with a real estate appraiser's assessment before starting a remodeling project.
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Cordially,
Kevin Ransom
Proprietor
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U.S. Small Business Administration Member
City of Boulder
Contractor Certified
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