How do I choose a contractor?
Not all contractors are created equal. There are several ways to protect yourself from the project that turns to disaster.
1. Use a recommended contractor; if your friends wouldn’t recommend them, there is probably a better contractor out there to hire. How can you find out? Ask for references from work they have completed in the last 6 months to a year.
2.Make sure they are licensed to do work in the state of Wisconsin; find out here.
3. Make sure they are insured. You can request a certificate of insurance from the contractor. This is a form supplied by their insurance agent that gives their insurance coverage, policy numbers, and dates effective.
Why ask for references from this past year?
A contractor may not be doing the same level and quality of work that he was doing say 10 years ago. So recommendations from current customers will give you a good idea of how their currently doing business.
What is a General Contractor?
They are your go-to people. A general contractor is responsible for the day-to-day oversight of a construction site, management of all tradespeople, and communication of information to involved parties throughout a building project.
The General Contractor will oversee every aspect of your project. From design and getting your ideas down in writing, to discussing all the different options out there. From getting prices from the needed trades professional to making sure each trade works smoothly together to accomplish the finished project. The General Contractor cares for all financial aspects of the project leaving you free to enjoy the building experience. We are here to bring YOUR project to completion.
What are the responsibilities of the General Contractor?
A general contractor is responsible for providing all of the material, labor, equipment, and tools, and services necessary for the construction of the project. The general contractor hires specialized subcontractors to perform all or portions of the construction work.
Responsibilities may include applying for building permits, securing the property, providing temporary utilities on site, managing personnel on-site, providing site surveying and engineering, disposing or recycling of construction waste, monitoring schedules and cash flows, and maintaining accurate records.
What is a project manager?
This is the person who organizes, plans, and controls resources to bring the project to completion in accord with specifications. In short, a project manager will guide the project. They may or may not do any carpentry work on your construction site.
What is a Lead Carpenter?
A Lead Carpenter is a ‘project manager’ for a remodeling job. Each company assigns different duties to its Lead Carpenters. Our company relies heavily on the Lead Carpenter to handle all aspects of the job. He can answer questions about changes in design, how much changes might cost, schedule all the different trades that work on a job, handle payments and invoices, and constantly monitors the job quality, as well as working day to day on-site. The Lead Carpenter Concept is a company process in which one person is put in charge of a job. It used to be that a foreman would come around, tell the carpenters and trades what to do, then go on to the next job. This left the job without anyone really in charge and overseeing the quality of the job. We feel the Lead Carpenter concept is the best way to give the customer the best possible customer service and quality job.
Should I accept the lowest estimate?
Not always. Some “contractors” can offer low estimates because they are not properly insured and licensed, they don’t have these expenses to cover. ALWAYS make sure you hire a licensed and insured contractor.
Some contractors will give you a low price but their estimate will be very vague; this is a red flag. A detailed and specific estimate is essential, this allows you to know exactly what the contractor is and is not including in their bid for the job.
What is a design/build contractor?
The term design/build means one company is responsible for your project from start – design to completion – build.
Are you a design/build contractor?
We are a design/build contractor. Luke has drawn dozens of homes. He is available to work through the design process with you and then draw plans according to your ideas. Then when it comes to the actual construction phase of your project, Luke is on-site swinging a hammer to bring all your ideas to life. From start to finish we work with you to bring your dreams to life.
What is the best way to determine my project budget/cost?
The most reliable method is to get a precise bid based on a set of plans and project specifications. This is not practical during the initial planning stages of a remodeling project. Initially, Schwanz Custom Homes LLC can provide you with a “ballpark” idea of project costs. However, to provide an accurate bid for labor and materials to accomplish your project, plans and detailed specification must be written up. Only then can accurate numbers be put together.
Do you work by the hour?
We do at times work by the hour. Especially on small projects will we work on a TIME & MATERIAL basis. TIME is billed per man hour (Please contact Schwanz Custom Homes LLC for the current rate.) and MATERIAL is billed at actual cost.
CAUTION: Contractors who work by TIME & MATERIAL on large projects often exceed initially set budgets. To avoid this, hire a set price contractor whenever possible.
Do you do all the work yourselves?
We are a very hands-on company. Our personnel will be on-site or available to you from start to finish. To assist us in providing you with the highest quality results we hire experienced professional subcontractors in such areas as electrical, plumbing, and HVAC. All of our subcontractors are licensed and insured.
Will you use my subcontractor?
Yes, we will consider using your preferred subcontractor. We will help you to examine their estimate against others and help in selecting the best professional for your project.
Can I do the finishing work and just have you get the frame up?
Schwanz Custom Homes LLC can do that. We will write up a very specific Proposal that sets out what we are and are not responsible for. We will do just as much or as little as you would like us to do.
How much do you require as a down payment?
It depends on the size of the job. Smaller jobs generally require a 50% deposit upon acceptance; this allows us to start ordering the materials needed. For larger jobs, 35% deposit upon acceptance with the remainder split as the job progresses to completion, 35%/25%/5%.
What types of sidings are available?
There are many types of siding out there to choose from and a wide variety of manufacturers. Some of the more popular sidings used are: Vinyl such as Mastic Quest series vinyl siding available in solid and woodgrain colors; LP Smartside available in pretty much any color you desire. This siding delivers all the warmth and beauty of traditional wood, plus the durability and workability of engineered wood; Steel is also used at times as siding.
What types of decking is available? How much do they cost?
Treated decking is the most economical and commonly used decking material. Also commonly used is cedar which costs about twice as much as treated. Composite decking such as TREX is a very nice maintenance-free product for your deck and costs about three times more than treated decking. Schwanz Custom Homes LLC would be glad to put together a complete Proposal for your deck so you know exactly how much your deck will cost.
I need new windows. What’s available for replacement windows?
Many different manufacturers make a replacement or insert window. These insert units replace the glass part of your existing windows, leaving the existing jambs in place. This allows you to install insulated windows without disturbing the interior trim of your windows. An economical choice when it comes to replacement windows. Keep in mind that these types of units will not work in every case, Schwanz Custom Homes LLC will help you to evaluate your situation and suggest what type of replacement windows would best fit your situation.
What if my contractor asks me to pull the building permit?
This should be a red flag to you. Usually, this is a clue to you that the contractor in question is not licensed and insured. In Wisconsin, a homeowner obtaining their building permits must sign an acknowledgment of the following cautionary statement:
Cautionary Statement To Owners Obtaining Building Permits
*101.65(lr) of the Wisconsin Statutes requires municipalities that enforce the Uniform Dwelling Code to provide an owner who applies for a building permit with a statement advising the owner that:
If the owner hires a contractor to perform work under the building permit and the contractor is not bonded or insured as required under s. 101.654 (2) (a), the following consequences might occur:
(a) The owner may be held liable for any bodily inquiry to or death of others or for any damage to the property of others that arises out of the work performed under the building permit or that is caused by any negligence by the contractor that occurs in connection with the work performed under the building permit.
(b) The owner may not be able to collect from the contractor damages for any loss sustained by the owner because of a violation by the contractor of the one- and two-family dwelling code or an ordinance enacted under sub. (1) (a), because of any bodily injury to or death of others or damage to the property of others that arises out of the work performed under the building permit or because of any bodily injury to or death of others or damage to the property of others that is caused by any negligence by the contractor that occurs in connection with the work performed under the building permit.
Additional Responsibilities for Owners of Projects Disturbing One or More Acre of Soil
I understand that this project is subject to ch. NR 151 regarding additional erosion control and stormwater management and will comply with those standards.
Owner’s Signature: ___ Date:___*
