Partner with an Experienced Builder
Adirondack Home Builder
Selecting your builder is extremely important in assuring that your project is successful. There are so many issues involved that can impact the success of your project; getting the home of your dreams, meeting budgets, meeting schedules, high quality work, high end specifications, helpful and courteous throughout construction, a contractor that will be around for warranty work or work you may want to complete at a later date. Hiring an experienced builder helps assure this success. Most projects encounter issues along the way and it is important that your builder has the experience and resources to resolve them quickly and properly. For this same reason, it is important to build your “Team” early on during Site Selection/Plans/Permits.
Questions to consider asking your potential builders.
- How long have they been in business and how much work have they completed?
- Warner Bros. Construction incorporated in 1995 and has completed over 18 Million in Sales in just over 16 years.
- What services do they provide?
- WBC can help from the planning stages to completion of your new home, ready to move in.
- What phases of construction do they do with their own crews?
- WBC typically does all of the sitework, concrete work, framing, siding, windows and doors, electrical, insulation, painting, trim, kitchen cabinets, hardwood flooring and ceramic tile with their own crews. This saves costs associated with supervising subcontractors and helps with efficient scheduling. If any circumstances require subcontracting any of these phases, WBC has the hands on experience to properly supervise them.
- How is the builder to work with during construction. What about post construction?
- WBC has many references and can show you many completed homes in the area. WBC takes pride in making the construction process a rewarding experience for you and works hard to add you to our list of references..
- What equipment do they own?
- WBC owns their own Cat 311 excavator, Komatsu WB-140 loader, John Deere Bulldozer, tandem dump truck, 16″ wood chipper, Gehl skid steer with numerous attachments, JCB load-all, tow behind welder/generator, 10 Ton 46′ crane truck, Simons foundation forms and many other construction related tools. These items do not need to be rented or brought in by hiring subcontractors. This helps bring your project in on time and on budget.
- How important is it that they do sitework, foundations and framing with their own crews?
- The sitework and foundation work is the most important phases of assuring that your project is successful and for avoiding major headaches down the road.
- If they don’t do these phases with their own crews, who are they using, what experience do they have, how much is their mark-up on their work and this puts the schedule of your home at the mercy of a 3rd party. Who do I call if I have issues down the road and will they come back?
- What experience does my builder have of working with my team of professionals including; Attorney, surveyor, civil engineer, draftsman / architect / structural engineer and bank.
- What kind of relationship does your builder have with municipalities for local zoning, septic and building permits.
- Has your builder successfully completed projects that have involved; DEC, APA, ACOE, Dept. of Health, County DPW, etc.
- When do I need a variance and can my builder help with variances if they are needed?
There are many specifications in construction with many of them dictated by code requirements. What does the builder include?
- Soft Costs: Having blue prints drawn to bid off from does not ensure equal specifications. What “soft costs” are included? (Plans, permits, surveying, engineering, dumpsters, dump fees and portable toilette)
- Insurance: Make sure the builder has all proper insurance coverages including; disability, worker’s comp, liability and vehicle / equipment insurance. (Having a business card that says, “Fully Insured” does not mean they are fully covered) Ask for a certificate of insurance with you listed as certificate holder. In addition to the builder’s insurance, you will need to purchase coverage for natural disasters (Fire, wind storms, flooding, etc.) and damage to materials after they are installed as their intended use. Once they are installed, the insurance company considers that you are now the owner and would need protection coverage. This can be done with acquiring your permanent home owner’s policy provided your builder will complete the project within the allowable time frame. This needs to be purchased prior to starting the foundation.
- Specifications: Normally only specifications required by code are included on the plans. Examples of specifications not normally included on plans are; site specific requirements related to drainage, water proofing, ledge attachment if encountered, quality of roofing, siding specifications, brand of windows and doors, interior door specs, type of lock sets, type and species of trim, is the trim painted or stained, kitchen cabinets, finished flooring, plumbing specs, electrical specs, light fixtures, heating specs, specifications beyond minimum code requirements like insulation, alarm systems, air conditioning. Some items will have allowances assigned to them as selections are not normally made prior to contract such as cabinets, flooring and appliances. Can you get what you want for the allowance? Be sure to obtain a full detailed planning estimate to be sure you know what you are getting. Plans alone with generic specifications can result in 25 – 30% variances in costs.
All of the reasons above are advantages for negotiating a contract with a builder that you can trust and that has the resources to complete your project on budget and on time.