Home Additions Contractors

Contractors work closely with homeowners to

Home Additions Contractors

Adding square footage to a home is typically a huge undertaking, and most renovations demand the expertise of home additions contractors, often referred to as general contractors. A home addition often requires electrical work, plumbing and drywall. A home addition contractor is skilled in these trades and either employs a staff of tradesmen to assist in the completion of the work or hires subcontractors. The contractor handles all aspects of the project, including purchasing the materials and paying the subcontractors.

Homeowners should approach the process of hiring a home addition contractor with great care. Hiring a dishonest or incompetent contractor could cost homeowners thousands of dollars in repairs if the contractor abandons the project or damages the home. Most states require licensing of contractors who complete work worth more than a few hundred dollars. The actual dollar amount varies by state.

Contractor Licensing, Insurance and Bonding

Homeowners who hire unlicensed contractors typically have no recourse in the event of a dispute. Each state has its own requirements for obtaining a contractors license; however, every state that mandates licensing has the same basic requirements, according to the Contractors License Reference Site. Every licensed contractor must be at least 18 years old with a high school diploma or equivalent, a U.S. citizen or legal resident and registered with the Secretary of State office. State licensing boards will grant licenses only if the contractor can provide documentation for all other occupational licenses obtained, two passport-sized photographs and an explanation of any violations, citations or liens that are the result of construction work. State licensing boards have the authority to take disciplinary action against licensed contractors.

At the minimum, contractors should carry worker's compensation insurance. This alleviates any financial responsibility the homeowner would have should a worker sustain an injury on the property. Most states require contractors who have employees to carry this type of insurance. Commercial general liability insurance protects the home against damages that are the result of the contractors actions. Without liability insurance, the cost of repairs becomes the responsibility of the homeowner.

Many states also require contractors to secure bonds, which protect homeowners if the job is not completed or the work is substandard. A contractor's license bond covers any projects the contractor takes on, while a contract bond ensures the completion of an individual project and the payment for labor and materials. Homeowners should be aware that bonding companies generally do not pay out more than the face value of the bond, which may be considerably less than the contract amount. In the case of a contractor's license bond, it may not be enough to cover all project complaints.

Hiring a Home Addition Contractor

Perhaps the best way to find a home addition contractor is by asking friends and family members for references. Homeowners should assess whether a contractor meets their pre-qualifying criteria by asking questions in a phone interview before scheduling a meeting. It is also appropriate to ask for a list of references at this time. ServiceMagic.com recommends asking the following questions during a phone interview:

• Is the contractor licensed and registered?
• How long has the contractor been doing home additions?
• What type of formal training does the contractor have?
• In what professional organizations does the contractor participate?
• What type of insurance does the contractor carry?
• Does the contractor provide written warranties?
• When can the contractor begin and what is the estimated completion time?
• Will various options for materials be provided?

Homeowners should contact the contractor's references and ask if the work was completed on time, whether there were any unexpected expenses and if they are satisfied with their home additions. References should also be asked if they would hire the contractor again or recommend the contractor to a friend.

Homeowners should schedule meetings with several potential contractors to discuss the project and the estimate for completion. At this meeting it is important to determine if the homeowner and contractor can maintain a successful working relationship. The two parties must be able to communicate effectively. When considering quotes, the homeowner should consider not just the price, but also the quality of the materials, the time the contractor will dedicate to the project and the workmanship promised.

Working With a Home Addition Contractor

Before work begins on the addition, both parties should sign a detailed construction contract. The Oregon Construction Contractors Board recommends including the following information in a home addition contract:

• The full name and license number of the contractor
• The full name, address and phone number of the homeowner (and the address of the project site if different from the homeowners address)
• A detailed description of the work
• A list of the building materials that will be used
• The start and completion dates
• The total price of the project, including the cost of materials and a payment schedule
• A list of additional items to be purchased by the contractor, such as lighting and plumbing fixtures, and the budgeted amount for those items
• A list of the required permits and who is responsible for obtaining them
• A clause that states the contract can be changed only with signed consent of both parties

During the project, the contractor will be in charge of supervising the work crew, but it is the homeowners responsibility to maintain a safe job site by keeping pets and children away from construction. Major projects may require the homeowner and contractor to meet at least once a week to discuss the progress of the project and any issues or setbacks.

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