My sympathies! We noticed that the subs on our build had no respect whatsoever for another's work. Our building supervisor visited the house maybe a couple of times the 2nd month 2 x the 3rd month and after that we had to schedule appointments with him to look at work done or not done! We bought builders paper and painters tape to cover the floors in our house, after repeated requests to the supervisor and builder. We had to do the same for the light fixtures, sinks and toilets (taping them closed). I don't know if these subs treat their own homes the same way they treated ours but SLOVENLY is too kind a word!

I agree with kptwin...the more specific you can be, the better and more accurate your bid will be. And it will send a message to your GC that you know what you want, and tell him not to pull the wool over your eyes. Be very careful out there...there is more shoddy work by contractors than ever before. Take your time finding someone, get at least 5 bids, including design/build (but they are usually more expensive). Hold firm to your wants and needs, and don't budge if the GC cannot or will not give you the exact fixture or appliance brand you want. Just have him pull it from the bid or give you an allowance for it...then go and buy it yourself. In fact, you may be able to get most things cheaper than your GC can. Many GC's are heading in that direction nowadays...with the internet and GC supply houses that are open to the public, you can usually get his discount without his markup...all for being willing to do the research, pay the invoice, and bring the materials back to the job site. Saves him a lot of work and paperwork. Even if he doesn't charge you markup on materials, he'll make it up with higher labor charges. They will try to get their money somehow. The bigger stuff...like windows, doors, etc...you can work with him and see what he recommends. Be careful of certain large companies like Milgard which pay the biggest commissions and kickbacks to GC's. They are not necessarily the best windows, nor the cheapest. As for flooring, if it's wood, know exactly what species you'd like, as well as what grade and stain/finish. For other solid floorings, know what brand and color. Same for countertop materials. Check out Costco if there is one near you...you might be able to get cabinets/countertops, windows, blinds, closet systems, etc...much cheaper. And know exactly what paint brand and color you'd like him to use. The more you know, the less likely you'll end up with builder-grade materials.

Since we are on our second contractor from hell ( 1st embezzled & then filed bankruptcy, 2nd is totally awol & has fraudulent billing) so I definitely have questions I would ask. Wish we would have known all we know now. 1. references from at least 10 builds 2. references from several suppliers 3. references from several subs 4. detailed conversation on how billing & verification of invoices, hours, etc. will be worked. 5. how will they perform quality checks, re-do's, get this in writing We have been though so much and as I much as I hate to say it there are plenty of unscrupulous people out there posing as contractors taking honest people's money. We have attorneys involved and after hearing all the protection they are afforded I am certain this is the last refuge for crooks. Yes, I know there are good builders out there, I wish I had found one. Do your homework and ask as many questions as you feel you need to. You won't be sorry.

I put together 2 sheets - one I used as a guideline when interviewing contractors and another when interviewing their references. I didn't necessarily asked them every question. I can email you the finished sheets. Contractor: date Phone number: After hours No. Registered in MA? Contact: Address: Referred by: How many years of experience? How long in business? How much experience with historical homes? What is your specialty? What sets you apart from the rest? Tell them about my job: Converting 1820s house back to single Items contractor may do or my subs: Items we may do: How many renovations have you completed? How many completed similar projects? How many kitchen designs have you completed? What do you see as the important issues? License Type of work licensed to do: Where are licenses held? call the local building department to validate the number. Also, call the State Consumer Protection Agency to find out if the contractor had to prove financial stability, pass an exam, or just pay a fee for the license Check with your local building department or consumer protection agency to find out about licensing requirements in your area. Is the company bonded and with who? Can I have a banking and/or financial reference? Check financial stability. If the contractor is unable to pay for materials, labor, and overhead costs, the job could go unfinished. What insurance coverage do you have? At a minimum, contractors should have Workman's Compensation: Name of Co. and phone number general liability (including property and personal liability), Amount, Name of Co. and phone number: automobile insurance Name of Co. and phone number: Call the insurance agency to confirm effective dates of the insurance policies. What professional/trade organizations are you are a member of? Check membership standing in the organization provided. Have you taken any classes or attended any trade seminars in the past 2 years? Do you have any projects under litigation or complaints filed against you? Any judgments against the company? How do you handle this type of job? Who will be assigned as a project supervisor for the job? Will they be there every day? Do you have employees or do you use subcontractors? Will you be using subcontractors on this project? If yes, ask to meet them, and make sure they have current insurance coverage and licenses, if required. Also ask them if they were paid on time by this contractor How interested are you in this project? Are you available and have capacity? When can you start? How long do you expect to complete this project? Based on the project detail, what permits may be required? May I have an itemized estimate on the project that includes materials, labor, overhead, and a time frame? The estimate should be in writing in order to compare it with the estimates you receive from the other two contractors. What is your experience/track record with cost estimating or quotes? Questionaire for references: Contractor: date Phone number: Reference: What is your experience/track record with cost estimating or quotes? Â How did you find out about this contractor? Â How long ago did this contractor work for you? Â What was the quality of the finished project? Â Did the contractor recommend a contract, including a written estimate? If not, did you request a contract? Did the contractor balk at the idea? Â Did the project go over the original estimate? If so, by how much? What changes from the original project did you request? Did the contractor provide an acceptable detailed explanation? Â Did the contractor use a written change order form before making changes to the original estimate? Â Did the contractor stay on schedule and report to work in a timely manner? Â Did the contractor have a good attitude throughout the project? Â Did anything unusual or unsettling happen during the course of the project? Â How qualified were the workers and subcontractors? Â Did the contractor stay on-site to supervise during the project? Â How accessible was the contractor? Â Was the site clean and safe at all times? Â Would you recommend this contractor to your family and friends? Â Would you use this contractor again?