Recommended contractors?

Question

I have done 2 flips in Eastern Idaho and have been less than happy with the contractor experience so far.  I felt like both of them have done decent work, but the first I felt was not very good at communicating time lines and expectations, and the second ......well the same but also very bad at estimating repair costs.  I need some advice on how to work with contractors and setting expectations.  Does anyone feel like they have a good process of both finding good contractors and managing expectations throughout the repair process that they could share with me?

Greg Croft · Answer

The problem here in IF is the contractors who are good dont generally deal in the small stuff.Ive had a few that Ive worked with but dont know how they are on the communication between them and the owner. Good luck! Let me know if I can help.

Matt R. · Answer

Tips for hiring a contractor:

1.  Get a written estimate.  The more you're familiar with what needs to be done, the better you will be able to evaluate if they're bidding the work in total or if they're leaving things out.

2.  Get multiple bids, if possible.  If you can get three bids, compare the scopes of work being bid.  Most likely, you'll end up with two next to each other and one that's off a bit.

3.  Be clear about what you want.....materials, finishes, etc.  The better you explain what you want, the better the bids will be.

4.  Be clear on schedule and expectations.  Make the contractor present a total project schedule and have them update it weekly.  Always meet with your contractor face to face at least once a week to talk about problems, changes, schedule delays, etc.  Open communication is the key.

5.  Beware of contractors that heavily load their draw requests to the front of the job.  Asking for a little money up front for materials is OK, but pay that bill once the materials are on site.

6.  Ask for lien waivers from the contractor from his vendors to ensure they're paid in full.

7.  Check the BBB in your area or ask for references.  Ask for photos of their past work or ask to see some of their work.  Most GC's are proud of the good work they've done and will be happy to show it off.

8.  Check with the local building department to make sure they are licensed (if necessary to be licensed).  Not all rehab work requires a license.  If you're just painting, doing new floors, and mostly cosmetic work, they most likely don't need a license or permits for that work, but ask the building department.  Once you're building walls, doing plumbing, electrical, structural, concrete, etc. work, they will need the proper permits.

These are just a few ideas.  Good luck!!!

Matthew Woodin · Answer

nextdoor.com , Angie's list, and yelp are good for feedback on local contacts. Let the prospective know that where you found them and it also helps them to know that there being " held to there word" when they do a job for you.

Nick Terry · Answer

Thanks guys.  Does anyone have any feedback on using angie's list to find contractors?  I agree with Mike that being licensed indicates a level of professionalism.

Mike Hanneman · Answer

Try to get a licnenced contractor. In Idaho you don't have to be unless you do public works projects. This makes anyone with a hammer and a truck a contractor. If they have a license that usually means they are more serious about their business and they have something to lose then.

Mike Dymski · Answer

Prayer and adult beverages...  I've tried everything and nothing works that well. The best you can do is get everything in writing (my primary maintenance guy, I write it for him) and manage to it. I do inspections without the contractor present and mark punch list items with painters tape. It does not work well but it's better than the alternative. Good luck...it's the worst aspect of real estate investing.

Ian Checketts · Answer

Since I personally work for a contractor as my day job I can see how jobs can change unexpectedly. But contractors should give you a solid hard copy schedule updated regularly, I have a few guys that work side jobs for me and I am getting interested in creating a business assisting real estate investors with finding and managing contractors.