With the increase in Real estate prices in Vancouver, most homeowners will hire someone for repairs or renovations their property. Even a homeowner experienced in home repairs may have to hire a contractor or renovator because of the size or level of difficulty of the job. This fact sheet will help you choose a contractor and work effectively and fairly with the contractor to achieve the results you desire.

Who Do You Hire?

Once you have decided to renovate and know, or at least have a good idea of, what you want, choosing a contractor or renovator is a crucial decision. It’s not something you should rush into.

The contractor you hire should have the technical, business and interpersonal skills, the tools and the experience needed to do the job you want done. Hire a contractor who has experience with projects similar to yours. This contractor will know what materials and techniques are needed for your work; and even better, about problems with similar work — and how to solve them.

For large renovation projects, you can hire a renovator to take charge of the whole job since many renovation contracting companies are set up to handle both design and renovation work. You may hire an architect, architectural technologist (depending on the size of the project) or a designer to prepare your project’s plans for permit application and then invite contractors or renovators to submit a quotation based on these plans. These professionals may also provide their services to oversee your project, which may include obtaining all necessary permits, hiring a contractor(s) and the supervision of the work.

Finding and Choosing a Contractor

Start by looking for several suitable contractors. A good source of referrals may be a family member, friend, or neighbors who has had similar work completed. They can tell you about the dependability of the contractors they worked with, the quality of the work and their overall experience with that company. Other sources are your local homebuilder and renovator associations; local building supply stores; in some municipalities, your local building department; and through contractors’ websites on the Internet.

Discuss your project with a few potential contractors to get their advice and suggestions on how they would do the work. At the first meeting, some may give you a rough estimate of costs, depending on the project’s scope and complexity. The first meeting is usually more to get to know the contractor and the contractor’s work. Unless you have been able to check out the contractor ahead of time you should not sign anything or pay anything at this stage.

Ask questions, you won’t offend reputable firms with questions. If a contractor doesn’t seem to know much about the technical details of the job or doesn’t want to talk about them, you may have the wrong contractor.

If the contractor plans to do the whole job alone, make sure he or she has all the necessary skills and qualifications.

Most importantly, be sure you can get along with the contractor. If you cannot communicate effectively with the contractor, things can get very tense in a lengthy project. You want a contractor who will explain what’s going on as the project takes shape, who will discuss problems reasonably and who will work with you to make the result as good as it can be.

You also want someone who’s willing and able to help you refine your plans where possible, resulting in a more desirable and cost-effective project. A contractor who is knowledgeable about the type of work you’re doing should be able to suggest ways to get what you want and meet your budget.

The best proof of quality is satisfied customers. The contractors you decide to meet with should have references from at least three previous clients who have had similar work done. Don’t accept the references at face value. Phone them and ask about their experience with the contractor and their tradespeople and ask them if they were satisfied with the quality of the work. Were there any problems? Did the contractor keep them informed throughout the project? Did the contractor’s crew keep a clean work site? Was the work done on schedule? Were there changes to the scope of the work and if so how were they handled? Would they hire the contractor again or recommend the company to friends or family?

If the previous clients are willing, visit them to see the finished job. Their willingness itself is usually a sign that they were satisfied. Check with your local Better Business Bureau. It records complaints about contractors in your community.

Getting Estimates or Proposals

How many estimates do you need? There are no hard and fast rules here. Some consumers prefer to get a number of bids before making a decision. Others find that after the interview process, there is one contractor they strongly prefer and only ask that contractor to submit a formal written estimate or proposal. What really matters is that you end up feeling that you have adequate information to make the right choice of contractor.

As a general rule, with the proper drawings and specifications, three estimates will usually provide sufficient information for you to make a decision. To get estimates, especially for substantial projects, you’ll need good-quality drawings and detailed specifications. You can either use an architect or designer, or you can hire a renovator who offers design services as well as renovation services. In this latter case, the drawings can become part of the overall contract if you hire the renovator for the entire job. But you don’t have to use the same renovator for the work. Should you choose to use the set of drawings provided by this renovator to obtain other estimates, you may be required to pay for them.

Even with a small project, a set of written specifications is needed. Be as specific as you can: what type of flooring, what kind and brand of doors and windows, what kind of finishes you want.

For a large project, it can take two to three weeks for a contractor to prepare an estimate. Ask the contractor to submit it in person so you can discuss the estimate with them. Compare the estimate carefully and make sure that everything you ask for is in the estimate. It should include everything that the contractor will have to do to complete the job. Assume that anything not listed is not included in the price. As well, make sure the contractor provides you with a construction schedule.

In some cases, a contractor will give you a “fixed price” quote. A fixed price includes all the materials, labour, equipment and fees, plus contingencies, overhead and profit. In some cases allowances are established for items which you have yet to select, e.g., flooring and light fixtures. The allowance, which is only an estimate, is later adjusted once you have made your final selection.

If it is difficult to estimate just how much the job will cost — for example, for an old house that might need extra work — you can use the “cost-plus method” for contracts.

In a cost-plus contract, you pay the contractor the actual cost for labour, materials, equipment and a percentage for overhead and profit. Cost-plus contracts leave costs open-ended, so it’s best to set a limit so costs don’t get out of hand.

Remember, renovation may uncover hidden problems, so make sure you include a contingency budget to cover unforeseen costs.

Another option is a design-build contract, in which a renovator designs and carries out the whole project. You can use either a fixed price or cost-plus contract, again with a set cost limit.

Don’t automatically choose the contractor who gives the lowest estimate. It may be unrealistically low. The contractor may not have understood the project, may be underestimating what it will take to complete the work, or simply trying to get a price advantage over the competitors. In any case, you could risk unexpected and additional costs, or you may end up with a job that leaves you unsatisfied.

Look for a fair price. Factor in any differences in what the contractors are offering and the skills they bring to the job. Then add the intangibles: reputation, willingness to make suggestions and offer advice, the likelihood of standing behind the work. Choose the contractor you feel will give you the best overall value for your money.

Get it in Writing

Do not be tempted by a contractor who doesn’t have an address, doesn’t want a written contract and offers a discount if you pay cash. This type of underground economy transaction involves many risks and pitfalls that offset any savings to the homeowner.

For example, contractors who insist on cash may be unlicensed and uninsured; and without a written contract your cash advances are unprotected. They could neglect to get the required permits or inspections. Product warranties may not be valid if a recognized contractor does not install the items.

As well, an underground contractor may do poor work and create health and safety problems. If one of the contractor’s crew is improperly trained, is injured on the job or damages your property or a neighbor’s property, your homeowner’s insurance policy might not cover you and you could be liable.

A cash deal may leave you with no legal recourse if something goes wrong or the work isn’t satisfactory, or if the contractor walks off the job without finishing it. In fact, it makes it difficult for you to prove the contractor was ever there. And after you have paid the contractor, you may find that materials haven’t been paid for or workers haven’t been paid — and you are responsible for the bills. For your own protection and peace of mind, it’s best to deal in a legal and responsible way — always get it in writing.

Contact us – Zinc Renovation and Design – and request a quote for your Vancouver home repair or Vancouver renovations project today!

So you are looking to renovate your bathroom and have no idea where to start or what steps to take. Bathroom renovation is one of our specialties so we may be able to help and point you in the right direction.

A standard bathroom renovation in Vancouver should not take more than 15 working days. Now a day all materials are available to public so choosing your material and fixture is just a mater of budget.

Step 1. Determine what you want. Do your research, look online and find a bathroom that you like.

Step 2. Find a good contractor. Unless you have a good knowledge of renovation and have dealt with sub-trades before, I recommend that you find a good contractor. Always check their references (even better see some of their work) and leave the rest to the pros (make sure you have a good detailed contract in place).

Step 3. Preparing your budget. Since most bathrooms in Vancouver are standard 5’ x 8’, estimating your labour cost is very simple. So the next step is to calculate how much you have left over to choose your material.

This is a very important step .You can easily go over budget by 20% to 40% if you don’t calculate every thing properly. My suggestion is not to go cheap on your labour (fixing a bad work is much more costly than doing it right the first time), and choose good quality material (trust me it makes a huge difference). A good contractor should be able to point you to the right direction for your materials.

Step 4. Designing the space.  If you are planning to update, in other words keep every thing in its place, then you can go ahead and choose your material. On the other hand if you want to expand your bathroom or move any of the fixtures around you’ll need to discuss the possibility with your contractor and you may need to hire a designer to design the space for you.

Step 5. Choosing your Materials. Again as much as your budget allows, choose good quality material that are up to date. You may be able to find some outdated material at 60% off (that the suppliers are trying to get rid of) but then all your efforts and expenses will be for nothing since your bathroom will be considered outdated in couple of years.

If you have problem choosing, your contractor may be able to help you or you may need to hire a designer to give you a hand.

Step 6. Prepare your space. Once you’ve set a date to start your project, you’ll need to prepare your space (your contractor will not be liable for damages to your belonging outside your bathroom). Empty your bathroom, cover your furniture in the adjacent rooms and keep your valuables somewhere safe.

Step 7. Be patient. Murphy’s law “If anything can go wrong, it will.” Things will not always go as planned (i.e., plumber not showing up on time, bath tub leak…), as long as your contractor is keeping his end of the bargain, shows up on time and tries to solve the problems try to work with him.  Don’t lose sight of the big picture, your main goal is to have your bathroom done properly even if it means a few extra days of delay.

Step 8. Deficiency check. After the work is done go over every thing make a list of deficiencies and have your contractor correct them before paying the final installment (usually 25%)

Step 9. Enjoy your newly renovated bathroom.

Contact Zinc Renovation and Design for your Vancouver bathroom renovation project!

With today’s heightened interest in and demand for ecologically sound building materials, metal roof and walls systems rise to the top as the sustainable design products of choice. Metal offers the sustainable solution in both new and retrofit commercial building applications.

Sustainable design, defined as: design that seeks to reduce negative impacts on the environment and the health and comfort of building occupants, thereby improving building performance.

The idea of taking care of the earth and making it a better place through our built environment has been embraced by the commercial building community including building developers, facility managers, owners, contractors, architects and designers. The United States Green Building Council has recognized the importance of this concept by developing the Leadership in Energy and Environmental Design (LEED) program.

Metal construction products contribute considerably to the sustainable design movement. Their high recycled content, recyclability, fully developed distribution networks, and energy efficiency allow them to qualify for points in the LEED program. As increasing numbers of architects design LEED-qualified buildings they are looking for construction products and systems that can help them gain higher levels of certification. Metal construction products meet these standards.

A Licensed Professional can assess the structural impact of any carpenter ant damage.  If repairs are needed, the expenses are included in the expense analysis provided in the engineering report.

Carpenter ants do not eat wood.  They excavate wood galleries to create nests.  Since they do not use wood as a food source, their damage to a building’s structure is limited.  Nonetheless, carpenter ants can damage a building’s structure.

A qualified pest control specialist should be called in to recommend treatment options to control an existing carpenter ant infestation and recommend control options to help prevent future carpenter ant infestations.  Check the National Pest management Association web site for more information on carpenter ant inspection and treatment options.

A qualified pest control specialist cannot assess the structural impact of carpenter ant damage.  You need a Licensed Professional Engineer to assess the structural impact of any carpenter ant damage.

Carpenter ants are among the largest ants found in buildings.  They live in colonies containing three castes, winged and wingless queens, winged males, and workers. Workers have some brown coloring while queens are black.  Workers have large heads and a small thorax.  Carpenter ants have constricted waists and elbowed antennas.

Winged male and female carpenter ants (known as swarmers) emerge from mature colonies, usually from early Spring through mid-Summer.  After mating, the males die and newly fertilized females establish a new colony in a small cavity in wood.  A mature colony can take six years to develop, and may contain 4,000 ants.  The larger workers guard the nest, battle intruders, and explore for food.  Workers travel as far as 100 yards from their nest for food.  Smaller workers expand the nest and care for the young.

Nests are usually established in soft, moist wood.  Occasionally, nests may be established in an existing dry wood cavity.  Workers cut galleries in the wood to expand the nest.  These galleries are irregular, with smooth walls.  Shredded wood fragments, which look like sawdust, are carried from the nest and deposited outside.  An active colony produces a distinct rustling sound similar to the crinkling of cellophane.