How to Hire a Contractor

Depending on your skill level and experience, you may decide to perform many self-storage maintenance tasks yourself. Or maybe you’re fortunate to have an on-staff person handle them. Either way, be honest about your own abilities or those of your employees. Many tasks are easily performed; others should be left to professionals. For the jobs you definitely don’t want to undertake, you can hire a contractor. Below are some helpful hints to finding the right one:

1. Interview the prospective contractor. Get references, especially from people who used the contractor to complete jobs similar to the ones you are undertaking. Don’t overlook this step for any reason, even if you know the person you might hire. An accomplished professional will expect this inquiry.

2. Only accept bids from contractors with extensive experience in the type and size of work they are bidding on. You wouldn’t have a podiatrist perform brain surgery on you. If you have an uneasy feeling about a contractor’s capability, follow your gut, no matter how temptingly cheap the bid.

Use contractors who perform the work themselves, not “paper contractors,” who subcontract to others. Paper contractors are only as good as their subcontractors, but you have no control over the subcontractor selection, nor do you know the quality of their work until the jobs are completed. Also, don’t settle for handyman work on professional tasks requiring plumbing or electric, mechanics or roofing. Hire those licensed in the specialty trade.

3. Require proof of insurance, naming you as additionally insured with indemnification. If you hire a contractor who doesn’t carry workers’ compensation liability coverage and his employee gets hurt while working at your facility, you’re liable.

The same holds true for lack of comprehensive general liability insurance. Without insurance, attorneys climb the food chain until they find the person with the money. If your state has contractor’s license laws, require proof it’s in the trade your contractor will be performing. In other words, if he has a painter’s license but is doing plumbing, he is working outside his license, putting you at risk.

4. Select financially secure contractors able to finance the job. Avoid those requesting large deposits and frequent, small draws. Expect a deposit if special materials, permits or engineering are required, but the contractor should finance payroll throughout the project. Pay them promptly when they deliver the “keys.”

5. Provide each bidding contractor with a complete and descriptive scope of work you want completed. If you need help on this, ask one or two contractors for input. You and your architect or engineer should create the written scope of work on which all parties will bid.

6. Require an itemized bid, detailing each line item and the materials to be used. Do not accept all-inclusive lumpsum bids.

7. Compare prices and if there’s a large discrepancy between bids find out why. It may be one is willing to work for a lot less money, but it’s more likely an item was forgotten (and contractors don’t do jobs that aren’t on the signed contract); or the bidding contractor lacks proper experience with this type of job and is unable to provide an accurate bid. Maybe he’s planning on taking a shortcut that will ultimately leave you with an inferior job. In any case, avoid these situations by questioning or declining the bid. Reputable contractors with previous experience are usually within 7 percent or less of each other. Any more and you need to investigate.

8. Require lien releases from the contractor and all subcontractors (if they work on your property) before releasing payments. Without lien releases, subcontractors can lien your property if they aren’t paid by your contractor, even if you made full payment to him. It happens all of the time!

9. Develop an ongoing relationship with a trusted contractor. Someone who already knows you and is familiar with your properties will probably serve you best. Then, as tasks pop up, you can automatically turn to this trusted resource.

10. Above all, remember any hired contractor will be working on your building, your biggest asset. If they do a poor job, chances are you’ll lose customers and money, especially if you have to redo the work. As the old saying goes, “Don’t be penny-wise and pound foolish.” 

Andrew Fawcett is president of Accent Building Restoration Inc. With locations in 15 states, the company offers complete property services including all phases of cosmetic remodeling, construction services, interior and exterior painting, wall covering, drywall repair and texturing, floor covering, stucco and siding repair, elastomeric waterproofing, as well as a completely customized building and property maintenance program. For more information, call 888.705.2321; visit www.abrpaint.com.