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[pollinate]

I need to have some basic maintenance done on my house in the next few months.  It's nothing I can do, so I need to hire someone.  I've never had to do this before and it's proving really nerve-wracking.  Based on a bit of reading and asking around, I'm exactly the sort of person (female, single, don't understand the needed work, etc.) that is likely to be overcharged or have other preventable problems.

If you have any information sources / hints / tips / stories that will help keep me from being cheated or otherwise having a lousy experience, please share!

[motormouth]

Checking Angie's list (www.angieslist.com) is my only suggestion, other than getting at least 2, or better yet 3 estimates for most jobs.

[systeme_d]

My partner does remodeling work.  Here's our advice.

First, do your research so you will know what you are getting into, and what you want. Don't hire anyone without already having a clue about what the work involves, at least in terms of materials.  (If you are getting a house painted, call a local hardware store and see how much the paint would cost if you did it yourself.  If you're having a bathroom remodeled, figure out what the tile would cost you, what the new sink would cost you, etc.)

Then, get a few estimates.  If you have recommendations from friends or neighbors, all the better.  If not, check Angie's List.  Since you did your research, you can now ballpark, at least, the cost of materials, so you can more easily determine how these estimates stack up in terms of cost of materials and labor. 

Interview the folks giving the estimates by asking the following:

Will the estimator's company will be doing all the work, or subcontracting some of it?  (This helps you know who is responsible if something goes wrong.)

How will you be billed?  For example, will you pay a third or a half of the total bill, or the full cost of materials up front?  (Partial payment and/or full materials purchase and then the balance to be paid when the job is done to your satisfaction can prevent a host of problems.)

What timeframe will they be able to guarantee?

What do they see as potential glitches with time or cost? (If you're getting your bathroom floor tiled, what happens if they find rotted floorboards when they rip out the old stuff?)

If you have specifics that you can post about the work you want done, more forumites might be able to help.

[pollinate]

Thanks, motormouth & systeme_d!

The work I know I need includes a new roof and repair of some areas of the eaves, followed by painting. 

I have several recommendations and non-recommendations from colleagues and neighbors, but there is some disagreement between the lists......

Also, nearly everyone I talk to seems to think that I should let them do much more to the house!  The list has included things such as gutters, new windows, vinyl siding, pressure-washing, tree-trimming, sprinkler systems, other yard work, etc....  By the time they finish 'identifying problem areas' or 'suggesting improvements' or telling dire stories of what happens when X goes wrong, I end up feeling like they're just trying to stampede me into giving them a blank check to change things.  It doesn't help that I once listened to a roofer (in line in front of me) bragging to the checker about his ability to clear at least 2k in profit on any job! 

[anon99]

Also, nearly everyone I talk to seems to think that I should let them do much more to the house!

By everyone do you mean friends and collegues or tradespeople?  If it is friends and collegues, ignore them.  If it is tradespeople, take note and tell them you have had to prioritize the work done on your house so you can properly budget for it.  Things like a replacing a roof is something that needs to be done.  Sprinkler systems are nice, but not by any stretch of the imagination a must have.  Vinyl siding vs paint is a personal preference and both have pros and cons.  In a hail storm, the painted wood siding wins hands down; for maintenance the vinyl is easier.

Get detailed quotes from 2-3 people and ask the questions systeme_d suggested so you know you are comparing apples to apples.  For the roof make sure they take off the old roof, haul it away and clean up any nails left on the ground (they have a gizmo that can 'sweep' the area like a magentic wand).

[history_grrrl]

OP, you are already on the right track by being wary of people trying to talk you into additional jobs that you don't need and aren't asking for. I ended up having some things done that I wasn't really looking for (e.g., an unplanned total bathroom renovation) precisely because I didn't have systeme_d's fantastic advice about knowing the basics of what would be involved in the work. (I wanted to be flexible in case problems arose -- like if there was water damage behind the tub surround -- but I came off as too clueless and let myself be taken advantage of.) I also ended up in a situation where some things weren't done properly because I didn't know what the process should be, e.g., what should happen when (kitchen renovation).

I see two big problems with not being clear about what you want and what is involved (aside from spending a lot of money you don't have for things you don't need):

1. You come across as potentially susceptible to the sorts of proposals you describe. I think the clearer you are ("I need X, and I want it done in Y way"), the less likely the tradespeople are to try to take advantage.

2. As systeme_d suggests, when you get these "extras" added into the mix, it becomes impossible to compare apples to apples. It seemed that every time I had someone come in to do an estimate for something, each person had a different diagnosis and a different solution to the problem. Since I knew nothing about the best way to do things (and can't possibly know, really), I was constantly comparing apples and oranges. It was really frustrating.

Since a new roof is a major, costly job, you definitely want to avoid what I went through. If you know anyone who has specifically had a roof replaced, ask them about the steps in the process. Go on the discussion forum for "This Old House" and find out what people say about it. In other words, know something about what should happen so you can discuss it with tradespeople in a (relatively) informed way. And if you're female and single (like me), try to have a male friend on hand when these people come over to give estimates. (I had a secret plan to have my old landlord pose as my husband, but I never implemented it, damn it.) Good luck!

[spork]

My recommendations:

Educate yourself.  Read some "home owner's guide" and "home repair" books.  You can find a lot of good info on home repair websites.  Here are a few examples:

This Old House

Bobvila.com on roofing terminology

Home heating systems

DIY chatroom

Do you have any colleagues who teach architecture, who know the local real estate market, who have done work themselves on their own homes?  Can they visit your house and/or recommend any local repair businesses?  Can they refer you to any contractors who would be willing to do a walk-through of your house, provide an estimate on various jobs, and tell you what is an essential repair?

Are you or will you in a few years be selling your house?

[pollinate]

Spork, thanks for the links!  I've been working on the self-education for a bit, but decided to add forum help, too.  I'm just keeping the place up, not planning to sell so long as the neighborhood remains safe.

History_grrrl, my sympathies - it sounds like you had exactly the type of experiences that I am trying to avoid.  I think that one of the reasons I got some of the additional suggestions is that I am hoping to have everything done by one person / company (to avoid possible problems such as subcontractors not being paid by the contractor and then filing liens against me) and ended up talking to quite broad generalists.  The benefits of having a guy in the picture have occurred to me, too.

Anon99, my thanks too, especially the nail remover gizmo!  Roofing nails and my frequently bare feet don't mix.

Mark88, go spam someone else.

[spork]

While I think you are right to avoid the general contractors who will sub out each job, if you have time, you may save money by getting estimates from companies that do specific work.  For example, a competent roofer should be able to do carpentry work on soffits and eaves.  Questions to ask:

Is there one layer or two layers of shingles on the roof now?  If one, a second layer can be nailed over the first, barring major leakage/damage to the sheath and decking (felt and wood under the shingles).  Two layers means a tear off, which is more expensive. 

References? If they've done any work nearby, go look at it from the street.  Call the owners.  What happened when something wasn't done right the first time and a follow-up visit was required? Roofers are only one step up from the bottom of the home repair food chain -- all you need to be a roofer is a ladder, a knife, and a hammer.  If a company has been in business for a long time, they've probably developed a good reputation, otherwise word would get around and the company would shut down.  Beware of the guy who shows up in an asphalt-spattered truck with rusty ladders sticking out of the back and gives you an estimate that is $5,000 less than everyone else.

Painters are at the bottom of the food chain.  You get everything from unemployed potheads to people with 30 years experience. Again, look for people who've been in business for a long time, ask for references, contact them, and look at the work that was done if possible.

Anything in the yard except a dead tree leaning toward your house is not critical.  I would avoid anyone who said you needed a sprinkler system.  I keep branches and shrubs from touching/hanging over the house with a limb saw (blade on a pole), etc.

It's always a good idea to ask "Why?" when someone says you need something that costs money.  You'll get conflicting explanations that will tell you a lot about how a person operates.

[history_grrrl]

It's always a good idea to ask "Why?" when someone says you need something that costs money.  You'll get conflicting explanations that will tell you a lot about how a person operates.

This is crucial. I finally started asking this of the bathroom guy. "Why" do you want to tile the shower wall all the way up to the ceiling? "Why" do you think tiling the ceiling is a good idea? "Why" do you want to tear down that perfectly good wall? "Why" do you think I need to replace my cast-iron bathtub? (Answer to last one: "They don't hold heat! You'll freeze if you try to take in bath in one!" Really? People have been freezing to death in the tub for the last 80 years? Gimme a f***ing break.) Needless to say, none of these things happened. But by then, it was too late for the kitchen ceiling and wall, which this same guy knocked out and replaced with drywall because -- I now understand -- he didn't feel like repairing the plaster where the plumbers had to go in to replace the pipes. Never again will anything happen to this house that I don't completely understand and agree with.

[prytania3]

When you find one, pay in thirds.

A third of the pay up front, a third when the job is half way done, and a third when the job is completed.

Trust me on this.

[ucprof]

I recommend getting to know well (become friends with) a very seasoned real estate agent.  Such people tend to know who are the best trades people in the business, who is honest etc.  When we bought our first house we used an agent who was very seasoned.  I still remember walking through the house while it was being painted inside (the agent said - that's the best painter in `city x' - so we got their name and number and used them for a bunch of jobs afterwards).  I also got names of people for flooring and other things from the realtor.  For the most part it was good advice.  I've also gotten an outstanding carpenter from my next door neighbor.  A realtor is a good reference for two reasons - they know the folks and moreover, when you call the person to do the work you mention the realtor's name.  The last thing a sub contractor wants is to have a bad rep with a seasoned realtor because it will get spread all over the place.  So if they have any common sense they will do good work for you, knowing full well you will tell the realtor that you liked the work and they will get more referrals out of it.  The very best thing is to find an agent who built their own house in the area - two of my best agents also contracted out all the work on their own residences and they really knew all the best people.

That said, my general contractor, who I really like, I found in the yellow pages.  It was really by chance he was free and advertising in the YP; since that year he's been booked 3-6 months ahead of time.

[lostinthewoods]

And a bit of a side note... be wary of contractors who don't respect your time, whether it's showing up to give an estimate or to actually do the work. 

I've dropped potential contractors because I scheduled them to come give estimates or do work and then had them show up late or not at all.  Now I carefully explain in my initial phone call that I work full time so I'm only available at specific times during the week, and thus I'd like an actual time or succinct time range in which they will come over to give me an estimate or do work, not just "after 2 on Thursday".  It's none of their business that I might have a relatively flexible schedule or can work from home.  I want to spend my time doing something other than waiting for the drywall guy to show up or not. 

As a trade-off, you may have to schedule further out in order to get an appointment or project on the day/time of your choice.  But it will be worth it when you're around to answer questions and ask "why?" (excellent advice from historygrrl!) 





 

[collegekidsmom]

Is there anyone who is very knowledgeable that you can kind of use as a consultant on the work? Someone like a friend, relative or neighbor? If you are single, and they even perceive the slightest inexperience or vulnerability they can really take advantage. If there is some name you can throw in there, like "let me just check with my father about this, run it by him and I will get back to you... or. my father is very experienced and said he'd be happy to come by and give me some advice on this...
Also, a little knowledge can be a red flag for them. If they are talking roofing, and you start acting like you know all about it, but don't, they will know that too.
You can call the town manager, administrator or whomever and ask them who does work in your area that they would recommend. The town managers will know who to stay away from.
Another issue is all of those repairs you mentioned. Don't let them try to do that. Stick to one repair job at a time and finish it. Don't take on too much at first without getting to know the contractors after one first smaller job. Then you can do more later.

[hoppy]

Most real estate people can give good recommendations on this, if you have stayed in touch with the one you used, especially.