Contractors: How to find one?

[Chimichanga]

Anyone have a good way of finding a reliable contractor? probably an oxymoron these days. But i have gone the Angies List route, some App based finder too. I ahve asked friends and family, but none that I know have required the need for a contractor.

I have had more no-shows and flakes than I can count. I am in the West Chicagoland area, I would figure there would be plenty of options as opposed to being in nowhere Wyoming in winter.

 

[yeldogt]

There is no one fits all "contractor" ... You have to pick based on the scope and quality of the job.

You don't hire a guy who goes to Home Depo for all his materials to build a fine house -- that may work for a garage. Possible .. still unlikely.

What are you trying to do?

You don't hire a remodeler to build a new house for example. As you bump up in complexity the need for a good fit is really important because there are always ways to get to he same end and you need a guy on same page as you.

 

[ssdave]

Since you live in an urban area, there should be contractors available, the difficulty is connecting with them and finding out which ones are reliable.

One way is to go to your local lumber yard (not big box store) and go to the contractor sales area and ask for a recommendation. Those guys know who is working in your area, and what type of work they specialize in. They often have a prepared recommendation sheet of the guys that buy materials from them.

 

[a6hux]

Since you live in an urban area, there should be contractors available, the difficulty is connecting with them and finding out which ones are reliable.

One way is to go to your local lumber yard (not big box store) and go to the contractor sales area and ask for a recommendation. Those guys know who is working in your area, and what type of work they specialize in. They often have a prepared recommendation sheet of the guys that buy materials from them.

 

[PWC Repair]

I've found Facebook to be usefull. You'll find out quickly who NOT to use.

 

[Chimichanga]

looking to do a carport tear down and convert to an office space. with the rona still on going, my wife and I are needing separate work spaces as we are both on calls ALL day long. yes, yes, I realize that we could make it work as is (it is a enclosed carport now) but we have the funds to do it right and still be ahead on a resale standpoint and adding a bathroom. so it is roughly a 10x25 space.
so the scope would encompance demo, pouring footers and addressing the tie in of the newer roof line. currently has a flat roof over it and it leaks like it is an open air garage.

 

[tstaude]

There is this guy that does a lot of youtube videos called RR Buildings, seems to know his stuff.

 

[SALIV8]

Yelp and google reviews

 

[rattle_snake]

Try the local bar. look for roof racks on pickups.

 

[HPRifleman]

I have found the best way to find general contractors and sub-contractors is to hire one and gauge them on the job they do. Obviously this is fraught with risk but it will tell you if you want to work with them again. Getting them to call back is the initial hurdle.

Where in "west Chicagoland" are you?

 

[klassenl]

Word of mouth. Go to where the contractors buy and ask there.

 

[Miss the Pontiacs]

Word of mouth is good. Local to your job is also a good idea. Experience and potential man power is also important.
We are building a new cabin we wanted to take our neighbour who became a good friend during the build of our garage. We wanted him to do the work. Only problem with him is that it is 2 hours to the cabin site. After agreeing to the project, we started talking about the project it wasn’t going to happen. Even with lodging available we all seen the light.
We asked for tender/estimates, time lines and I also asked what the subs trades were being allowed for allowances. One reason for this is that I know plenty of sub trades and I am capable of doing or assisting with many facets of the build.
Some of the guys had no crews to speak of and wanted to do an hourly. Some contractors kept there chairs warm and did their construction by phone.
The guy we hired was a relatively local guy with a crew. Timeline was good. The thing I liked about him is he had his boots on the ground. He is the guy on site and working.
The one thing I noticed is he wants any sub trades to be known to him and local guys. That is fine as we know some of the locals such as electrician and flooring guys. Some we are even related to. He was also protective of his lumber, hardware, cabinets, window suppliers.
He wants materials in an orderly guaranteed manner and probably everyone works like a oiled machine.
So we went with a boots on the ground kind of guy. I’ve worked a bit with him on the project so far but that is kind of a thing with me. More like building a connection with the contractor.

 

[yeldogt]

looking to do a carport tear down and convert to an office space. with the rona still on going, my wife and I are needing separate work spaces as we are both on calls ALL day long. yes, yes, I realize that we could make it work as is (it is a enclosed carport now) but we have the funds to do it right and still be ahead on a resale standpoint and adding a bathroom. so it is roughly a 10x25 space.
so the scope would encompance demo, pouring footers and addressing the tie in of the newer roof line. currently has a flat roof over it and it leaks like it is an open air garage.

You could certainly go to a local lumber yard to harvest some names .... we have an old school yard around my place in PA that has given recommendations. One of the best leads I ever got came from my landscaper ... who would have guessed.

Driving around a nicer town is often fruitful as they have more work going on. Your job is of the size that lots of people could do.

I'm always will to pay for better for less problems

 

[BD1]

Sounds like you are basically adding a room to your house.
I would think besides a bathroom you'll need heat and electricity.
Check with your local building inspectors OR office for a general contractor.
Or you could be the general and hire all the subs.


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[brownbagg]

find one that has the most new pickups with permant logo, the most contractor bought equipment, find one with a true brick and mortar office buildiing, find one that been in business sine 1976

you think im joking, but a fly by night not going have any of this

oh you going pay for this but it be done right

 

[59 wagon man]

home advisor. though a lot of people on here may disagree they can be helpful to a consumer for several reasons
1- licenses are checked
2-if you have a problem and you contact home advisor they put the contractors leads on hold till the issue is resolved leading to a loss of business for the contractor
3 contractor pays for the lead makes them more responsive

 

[driftpin]

I suggest pulling info from your local AHJ website for the Building Dep't. and harvesting names from that. Going back months, you should see some of the same names crop-up again and again.

You also need to recognize that you're dealing with a small job, so someone who is a big operation isn't going to be interested.

Contacting local architects for some referrals may give you some leads. The state licensing agency for GC's is a place to investigate complaints and resolutions. I wouldn't bother with the BBB. That's my belief, you can search for info from them on someone you're considering, and see how that compares to your other leads/sources.

Generally, the cities/counties aren't supposed to make any referrals, but having worked in development as an urban planner and plans examiner, in FL, I can go to people in the Building Dept's. I know, and get referrals. It's worked so-far for me, though I'm retired.

Looking at your state's division of corporations will help you to investigate the contractor's legal status to do business. You can usually search by corporate name, the registered agent, office-holders, fictitious names, and other ways. Someone who's businesses are changed every couple of years is probably not whom you want to entrust your project to. They're probably dodging lawsuits, and re-forming under a different corporate name to return to business. Here's an example of how it's organized in Florida:
https://dos.myflorida.com/sunbiz/search/

 

[Zmann]

home advisor. though a lot of people on here may disagree they can be helpful to a consumer for several reasons
1- licenses are checked
2-if you have a problem and you contact home advisor they put the contractors leads on hold till the issue is resolved leading to a loss of business for the contractor
3 contractor pays for the lead makes them more responsive

Being a contractor I am not sure what decent contractor would actually want to participate with " someones list .com" ? I think it would be roto rooter type companies? Not small shops like us ? I sure do not need to pay them to find work.

The " advisors" were calling us often to sign up
when we were new and had no track record , hmmmmm

in my state the Registrar can be used for license checks , past violations ,and reimbursement/resolution/ and evenlic suspension for bad work

but these "list" places have been around a long while, so I guess folks use them with success

 

[Chimichanga]

Ahj?

 

[Dreamer1975]

Chimichanga,
I just had a building put up by Zenz out of DeKalb. He did a great job and was on time as promised. I am not sure he does what you are looking for but I would give him a call. I am outside Yorkville and he had no problem coming down here for the job.

 

[Ralf11]

besides a supplier, ask a sub that you respect

someones list .com seems to be influenced by how nice & friendly the contractor is - easy to be that on the surface and not do good work that a clueless homeowner won't pick up on - e.g. undersized beams if no inspection, etc.

 

[59 wagon man]

z mann i have been doing this for 20- yrs and remember the days of yellow pages prior to home advisor it was servicemagic. i have several customers who provide me with 5-6 digits worth of work a yr that came thru them. I have heard all the reasons you choose not to and it is your right to feel that way. but any kind of advertising costs money. recently had amazon contact me about advertising for water filters for the house. they only wanted $300- $500 a call

 

[rburke65]

I went to price out material for a garage/shop project at my local...not big box...lumber yard/home repair store. Was told, ‘you know we have a crew that can put this up for you’! Also got a different crew for the concrete work. Both were fantastic. They wouldn’t be recommending these contractors if they weren’t any good as it would reflect badly on them.

 

[southalabama]

Find a lumber supplier whose not a big box and et a recommendation

 

[jollygreengiant]

Is there anyone in your neighborhood that has recently had a large project done? You could ask them who they hired and if they were happy with the work.

 

[hector]

From what I understand there is unprecedented demand for home improvement due to COVID.

Any 'good' general contractor is booked out through the rest of the year (and Spring calendar already filling up) and if they even answer the phone at this point, they're not going to show up for an estimate this year.

I would be suspect of anyone that's available in the short term.

For specific trades when I first moved into my current area I identified the highest end builder (e.g. $5mm custom homes and up) in the area and then did a permit search w/ the country and found the subs they use. Had very good luck with this so far, I'm super particular in regards to quality and the companies I've used from this method have been stellar.

 

[pcmeiners]

Sure would help if you can tell prospective contractors that you have approved plans, preferable architectural plans with a material list supplied by an Architect.
Without a detailed plan, the contractors are not thrilled, as they need to spend extra time, giving you a bid with too many variables, knowing his chances of getting the job/price is low. Was a Contractor for years. No contactor likes a cold walk-in without real plans, that is a good part why they do not show up.

 

[Zmann]

Sure would help if you can tell prospective contractors that you have approved plans, preferable architectural plans

Soooo true
I get stuck in this rabbit hole all the time , no subs want to bid off a napkin so I as the general contractor have to price everything on my own speculation and it is time-consuming ,, then I usually have to rebid with the subs when the plans are ready

have your plans even if it is your own detailed drawings and line item expectations
like drywall and finish
insulation types
concrete thickness and remesh/rebar /heating
etc etc
all that will help
i do these verbal walkthru bids and I just know I will be bidding against somone who will low ball their way in ,, thats not my style so it is probably a waste of time

 

[Chimichanga]

Sure would help if you can tell prospective contractors that you have approved plans, preferable architectural plans with a material list supplied by an Architect.
Without a detailed plan, the contractors are not thrilled, as they need to spend extra time, giving you a bid with too many variables, knowing his chances of getting the job/price is low. Was a Contractor for years. No contactor likes a cold walk-in without real plans, that is a good part why they do not show up.

Guess I need to figure out how to find an architect of some sort. I am lucky if i can draw a stick figure with out 3 legs.

 

[77thor]

In order....

1) Word of mouth
2) Home Advisor
3) Angie's List

 

[pcmeiners]

Guess I need to figure out how to find an architect of some sort. I am lucky if i can draw a stick figure with out 3 legs.

On the cheap, find a college with Architectural studies, place add on billboard or website.

As to a material list, Architect or students can list everything you need, down to the number of 2x4" or yards of concrete.

 

[yeldogt]

From what I understand there is unprecedented demand for home improvement due to COVID.

Any 'good' general contractor is booked out through the rest of the year (and Spring calendar already filling up) and if they even answer the phone at this point, they're not going to show up for an estimate this year.

I would be suspect of anyone that's available in the short term.

For specific trades when I first moved into my current area I identified the highest end builder (e.g. $5mm custom homes and up) in the area and then did a permit search w/ the country and found the subs they use. Had very good luck with this so far, I'm super particular in regards to quality and the companies I've used from this method have been stellar.

They are very busy -- no deals around .. that's for sure.

Good contractors have good subs .. the difference is amazing. Also -- good/ high end contractors demand more .. you get the best in a company.

 

[nadogail]

IMHO, I think you should find those who have had simiar work done and ask their opinions.