Remodeling Surprises
We frequently tell our deck and porch customers that we hate surprises - giving them or receiving them. In remodeling a surprise from the contractor is telling the customer that we found a problem that was not covered by the contract and going to add to the cost. A surprise for the contractor is finding something that is not consistent with the assumptions made when bidding for the project - like a significant price increase for materials.
What are some of the most common surprises with a deck or porch project?
· Bad Soils. In Northern Virginia the soils vary greatly in a relatively small area. We have layers of thick marine clay that will not support a foundation and beds of hard shale that are just below the surface. We also have unstable soils that require footings to be dug more than 8' deep (our normal footing dept is 24".)
· Underground Surprises. Fortunately is doesn't happen very often, but occasionally we find a large buried object that has to be excavated and the hole backfilled before we can construct the footings. Imagine the cost to remove a buried and forgotten oil storage tank. Unmarked utilities fall in this category as well.
· Rot and Insect Damage. The most common rot problem is at the band joist under a door in the existing house. Rain and melted snow gets in under the door sill and eventually rots the floor framing - a fairly expensive repair. Rot in the roof where a new porch roof is to be attached is not as common, but does occur and is usually very expensive.
· Bad Specification, Bad Measurements. There is nothing worse that for the crew to show up to start the project only to find that the salesman measured a wall wrong or failed to note a window that is in the way. Also under this category is misunderstandings between customer and salesman - the customer is expecting something that the salesman did not include.
· Permit Problems. Zoning setbacks and building code issues occasionally stop a project dead in its tracks. These issues, particularly zoning problems, can be some of the most difficult to solve.
So what is the homeowner to do to minimize surprises?
· First make sure you know that your contractor is experienced and qualified. Check references and licensing.
· Make sure you understand the specifications and drawings. Make sure that all of the details that are important to you are in writing as a part of the contract and on the drawings.
· Get a clear understanding of how the contractor handles surprises. For example we have a policy that change order work cannot proceed until we have customer approval for the work and its cost.
· Do not be guilty of wishful thinking. If you suspect a problem with rot or that there may be a problem digging the footings let the contractor know. He can probably do some inexpensive exploratory work to determine if there is a problem and what the solution will cost. Most importantly select a contractor that you trust and have confidence in. To change a common expression: Surprises happen. It is how they are handled that make the difference. Both parties need to work to find a fair solution.
What are some of the most common surprises with a deck or porch project?
· Bad Soils. In Northern Virginia the soils vary greatly in a relatively small area. We have layers of thick marine clay that will not support a foundation and beds of hard shale that are just below the surface. We also have unstable soils that require footings to be dug more than 8' deep (our normal footing dept is 24".)
· Underground Surprises. Fortunately is doesn't happen very often, but occasionally we find a large buried object that has to be excavated and the hole backfilled before we can construct the footings. Imagine the cost to remove a buried and forgotten oil storage tank. Unmarked utilities fall in this category as well.
· Rot and Insect Damage. The most common rot problem is at the band joist under a door in the existing house. Rain and melted snow gets in under the door sill and eventually rots the floor framing - a fairly expensive repair. Rot in the roof where a new porch roof is to be attached is not as common, but does occur and is usually very expensive.
· Bad Specification, Bad Measurements. There is nothing worse that for the crew to show up to start the project only to find that the salesman measured a wall wrong or failed to note a window that is in the way. Also under this category is misunderstandings between customer and salesman - the customer is expecting something that the salesman did not include.
· Permit Problems. Zoning setbacks and building code issues occasionally stop a project dead in its tracks. These issues, particularly zoning problems, can be some of the most difficult to solve.
So what is the homeowner to do to minimize surprises?
· First make sure you know that your contractor is experienced and qualified. Check references and licensing.
· Make sure you understand the specifications and drawings. Make sure that all of the details that are important to you are in writing as a part of the contract and on the drawings.
· Get a clear understanding of how the contractor handles surprises. For example we have a policy that change order work cannot proceed until we have customer approval for the work and its cost.
· Do not be guilty of wishful thinking. If you suspect a problem with rot or that there may be a problem digging the footings let the contractor know. He can probably do some inexpensive exploratory work to determine if there is a problem and what the solution will cost. Most importantly select a contractor that you trust and have confidence in. To change a common expression: Surprises happen. It is how they are handled that make the difference. Both parties need to work to find a fair solution.
posted by Ernie Sears at 3:24 PM
1 Comments:
Test
Post a Comment
<< Home