House remodel--what to do first

[stirfamily]

DH is letting me add on a room for my sewing studio! I'm not sure what steps to take first. Do I contact an architect or builder first? I know what I want, and where I want it.
Karen in NE Indiana

[Alice In TX/MO]

Unlikely you need an architect for one room. Look in the paper for remodelers/builders. Ask around. Get references.

[TnAndy]

And NO MONEY UPFRONT !

If the builder hasn't got the money to front it in thirds ( 1/3 under roof, 1/3 when the finish walls are in, final 1/3 on completion ), find one that does.

[Dutchie]

Originally Posted by TnAndy

And NO MONEY UPFRONT !

If the builder hasn't got the money to front it in thirds ( 1/3 under roof, 1/3 when the finish walls are in, final 1/3 on completion ), find one that does.

Sorry. As the widow of a building contractor, 1/3 at the signing of the contract; 1/3 at the weatherproof stage and the remainder upoon completion as per the contract.

Also be aware that any changes you make to the plans and specs, even a change in color, could be subject to a change order charge.

[TnAndy]

Originally Posted by Dutchie

Sorry. As the widow of a building contractor, 1/3 at the signing of the contract; 1/3 at the weatherproof stage and the remainder upoon completion as per the contract.

Only way I'd do that ( and I'm a retired contractor ) is if you thoroughly check the last 3 jobs the contractor did.

There are way too many operating using the front money from THIS contract to pay the expenses on the LAST job....or two...or three, because they use that front money to live on, or simply mis-manage their money.

Unless there is something to be custom ordered ( and can't be returned ), such as windows/doors/etc, I'd never front money on a small job like a room addition.

Excellent way to delay the start of work, and maybe wave goodbye to your money.

[Immaculate Sublimity]

I do windows and doors, I've been stiffed enough times on custom orders over the past nearly 30 years - I wont do anything without half down anymore. I have references and I know the quality of our installs.... you want to pay 3x the price with some mega company that offers financing and uses strong arm techniques and newb installers to get you to sign on the dotted line, that's on you.

If you want a decent price and a good job, do your homework - get references... go LOOK at the work... and dont necessarily think bigger business is better - often times, it aint.

[littlebitfarm]

First walk outside with a can of spray paint. Paint the lines you want on the yard. Paint marks for windows and doors. Then step inside your "room". figure if the sewing machine fits where you want. Is there enough storage. Does one window work or would two give you better light.

Actually feeling the space may change what you want!

Kathie

[Alice In TX/MO]

Make it bigger than you think you need. I added a 12 x 24 sewing/quilting room. Should have been bigger, especially if you have a fabric stash.

[TNHermit]

I go with Dutchie. But I let them hold 10% till after punch. A good builder should be able to design and tell you how the construction will go. you need to put as much on paper as far as design goes to help him and he needs to specify everything from foundation up. It's a tough game nowadays as both sides have their problems. when asking question try to bring them up in conversations and not get into his face. Unless he looks to be a real screw up.

What Alice says has merit too. Make cardboard cut outs of what you expect to put in the room and lays them out to make sure you are big enough or a chance you can go smaller.

[Nancy]

My DH is a remodeler and has been for 28 years. After the contract is signed,(always get a contract so you both know what you are getting) DH gets some of the money up front. Never all of it, but something. He considers it sort of "earnest money" so he knows you are serious. He's already put a lot of time into a job getting the contract ready and I feel deserves some money to show that the person is serious.

[oregon woodsmok]

What I have done with my contractors is that there is no money up front. They go to the lumber yard and order the materials, and I go in and pay for them.

Then the contractor has no money out of pocket. I know I'm not going to end up with a mechanic's lien on my property. I get to see what has been ordered and arrange to have it delivered directly to my place.

The contractors like the arrangement because they are not out of pocket for any expenses. I pay for labor as each step is finished.

Be sure to get a contract that lists every single little tiny detail about what will be done and what the cost is. If it isn't in the contract, you won't be getting it. Don't assume anything is included if it isn't written down.

[Danaus29]

oregon woodsmoke has the right idea. Buy the material yourself and pay the contractor when the job is done. And pay with a credit card!!! Then if you find out later that something got messed up royally you can do a chargeback.

I wish we had paid this appraiser with a credit card. $225 for an appraisal which we can't use because it is so inaccurate.

[TNHermit]

Hard to believe that when i started building houses we did it on a handshake

[Dutchie]

Originally Posted by TnAndy

Only way I'd do that ( and I'm a retired contractor ) is if you thoroughly check the last 3 jobs the contractor did.

.

Yeah. I should have added "assuming the contractor is reputable".

[RebelDigger]

I don't have new advice for you, I am a hands on gal and would be building my own addition but, as a retired paralegal I second the get everything in writing advice.