What do you look for in a contractor

Question

Now there are a ton of things to look for and no answer is wrong but what do you look for in particular when you looking for a contractor. Here is my list and I may be leaving some things out but at the time of writing this, but this what I can think.

This is not in any particular order.

1. Trustworthy

2. Dependable

3. Good prices

4. Personality (this is because for one when dealing with someone I personally believe the relationship can last longer if there is a good rapport and I have an outgoing personality so if the person has a good personality I feel we can 1 get along better which will make things easier, 2 we will communicate better, and 3 if he has to deal with tenants or anyone for that matter I'm not concerned of up saying or doing anything to piss people off).

5. Their Personal integrity ( if something messes up with there work will they be honorable to fix it or try to get me for more).

6. Someone that isn't 100% established (someone that is just starting out that I can give a break too and in the process, we possibly grow together and build some type of teamwork and business relationship that benefits both parties.

The reason I didn't put the quality of their work because I feel that is a given, I mean why would someone hire someone that does shitty work. I had to touch on that before someone says "what about the quality of work" lol.

As I stated I'm pretty sure that I can think of more but right now this is all I got if you want to dissect my list feel free but I am just anxious to see what others have to say.

Shane Seeley · Answer

@Quentin Mitchell. Your list is a good start but I'd like to elaborate a little from the contractor side. First, attitude is everything!! If the team that you work with has just one person that makes everybody's job more difficult than there will be wasted time and time is money.

Second, although you want to get the best rates from your contractors don't just go with the least expensive. Those are usually the ones that will cost more in the long run. Also make sure that each trade is supplying estimates based on the same things, so you're comparing apples to apples so to speak. To help this, make sure that you have everything you want done listed and give that  list to each contractor for that trade. Make sure that they are using the same materials and finishes too. If one is using hardwood trim and the other is using pine trim that will reflect in the estimate and will create a skewed comparison.

Lastly, references are always good but you have to take them with a grain of salt. Trust your gut instincts. If you have a hard time communicating with them then it's probably not a good fit.

Best of luck!!

Will Barnard · Answer

Finding good contractors and subs is no easy task and often becomes a trial and error thing until you lock in the good ones and hold on to them for dear life. For many years in my investment and development crew, I have been working with contractors (mostly subs and acting as my own GC via owner/builder) and it took some time to find the ones I wanted to keep. In doing so, I have now been working with multiple subs for a decade now. Case in point, I found some good subs and held on to them while letting the bad ones jump out the window.

3 items a contractor can provide and a good contractor or sub will give you 2 of the 3. None can deliver all 3 and stay in business. 1. Quality 2. Speed 3. Price

If you want good quality and it done fast, expect to pay for that. If you want it cheap and good quality, expect it to take longer. If you want cheap and fast, expect them to take shortcuts and have quality suffer.

As others mentioned and I will add a few more to the list, integrity, attitude, commitment, dependability, verifiable performance history, and good old common sense are all necessary qualities for a good contractor and one that has all of them is an EXCELLENT CONTRACTOR!

I have since become a fully licensed General Contractor as well as HVAC and electrical (soon to add plumbing and paint) and when working with other developer clients, speed and quality are essential (working in higher end areas that require the higher end quality workmanship. It is always a struggle to compete with price when having to do things fast and with quality. Most clients understand that and pay more to get it done quicker as the higher cost s often less than the added costs of holding the property longer which is not just hard costs like taxes, insurance, debt service, utilities, etc but also opportunity loss. The quicker you can turn a project over, the quicker you can get into another.

George Griffeth · Answer

I was going to start the same thread, but from the perspective on a General Contractor. I plan on being licensed soon in California, Los Angeles specifically, and am looking for primary research from real estate professionals in what the ideal general contractor would provide to them. My plan is to start a Painting and carpentry business that focuses on working with real estate professionals. I want to quickly get my GC license to administer and coordinate anything construction related for real estate investors in the Los Angeles area.

The qualities you mentioned seem to me to be essential to find in any potential long-term business relationship. Thanks for your perspective, it’s valuable to me.

Is there anything anyone can think of that would be very specific to whatever field of real estate they’re in? That they would find valuable in a general contractor that they either haven’t been able to find at all or able to sustain? Whether it’s property managers, agents, investors, etc. I’d love to have the conversation.

Quentin Mitchell · Answer

@Joel Gigax Yes you can never be too careful for sure but honestly, with referrals and references, you will not know until you use them for yourself.

Joel Gigax · Answer

@Quentin Mitchell Yes referrals are preferred but the biggest issue I ever had came with a referral because I never checked references for him. He turned out to be a bad apple that did good work but then grossly overcharged above the agreed upon amount. He attempted to put a lien on my property but failed. It held up the refinance and cost me real dollars. You can never be too careful! We have to use the same rule the contractors use when hiring, "Measure twice, Cut Once!"

Joel Gigax · Answer

@Quentin Mitchell Im surprised this forum thread didn't take off! I run into bad contractors all of the time. All 6 items you listed are important. Number 3 is important as well in the regard that you don't want to hire a contractor with a bad attitude and he end up upsetting the other contractors on the job site. That can cause more stress than needed, rehabbing is already stressful enough! I personally like to check references, to make sure they aren't just hopping from job to job doing bad work.

What do you look for in a contractor

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