Getting the Remodeling Job Done

When you decide to remodel your bathroom, or add a completely new one, many decisions have to be made before you drive the first nail.  Your first decision does not have anything to do with the bathroom’s design, though that’s where a significant number of people will start. Your first decision needs to be if you are going to hire a contractor to produce a turnkey job, act as your own contractor, or do it yourself.  Since there are advantages and disadvantages to each approach, let’s take a quick look at them.

Turnkey project

Most people choose this approach.  If you don’t have the physical ability or knowledge to tackle a major remodeling project, or you simply prefer to have someone else do the work, a turnkey project (also known as design/build) is for you.  The term means exactly what it says: you hire a contractor to do the entire project including, in many cases, designing it and when he’s finished all you have to do is turn the key and walk in. 

What does the contractor provide?

The most important benefit of hiring a contractor is peace of mind by having a single point of project responsibility.  A good contractor has the skills and knowledge to handle everything from tear-out to installing the last piece of plumbing.  He arranges for the electrician, plumber and any other tradesmen needed for the project,  acquires all necessary permits required by the city or county, and  co-ordinates work schedules so there’s no wasted time.  And because he is responsible for the entire project, he also gets the blame for any problems that might develop. However, do keep in mind that in many municipalities, even though the contractor obtains the permits it’s the homeowner’s responsibility to make sure the correct permits were pulled. 

The downside of hiring a contractor is that there are many bad contractors who will abandon the final few items in the check-off list in exchange for giving up the nominal holdback amount stated in the contract.  Often the cost of completing these final details costs more than the holdback amount which motives an unscrupulous contractor to abandon the project. This leaves the homeowner with the responsibility for getting a handyman to complete this detail work. 

The proper remedy for abandonment can be negotiated in the contract language in order to avoid later litigation.  Contact a local attorney if you are not comfortable negotiating the contract terms yourself.

Finding the contractor

The most obvious method is to open the yellow pages to contractors and randomly select one based on the size of their ad.  It’s also the riskiest method.  Fortunately, there are better ways.

Some of the tried and true methods include getting referrals from friends or family who have hired contractors for their projects.  Were they happy with them?  Did they have any problems?  Was the work completed on time and on budget?  Did they clean up the area at the end of  the project or not?

Another recommendation that you hear all the time is to check with the Better Business Bureau.  That helps if your contractor of choice is a member or has had  complaints filed against him.  The problem here is that an ethical contractor may not be a member (membership is usually voluntary) or a poor performing contractor may not have had a complaint filed against him because the customer figured it wouldn’t do any good.  So, while you definitely want to check the BBB, it’s only one method you use to find a contractor.

Beyond referrals and the BBB, spend some time on the internet.  There are sites like Angie’s list where prior customers rate local contractors.  Visit upscale home remodeling showrooms.  Spend the day at a Home and Garden show.  An extended session of telephone calls to all of those contractors listed in the phone book will help give you a feel as well.  And finally, trust your instincts.  If you get a feeling that something is not right about a contractor you’re talking to, it probably isn’t.  Remember, it’s your money (frequently quite a lot of money), so you need to be comfortable with your choice of contractors. 

Hiring the contractor

Hiring a contractor can be an adventure. You’ll find plenty of good, ethical contractors out there, as well as a significant number who are rip-off artists or who do poor quality work. Sadly, newspapers and TV newscasts are rife with horror stories about contractors who left in the middle of the job or took the deposit and never showed up and on and on.

There is a tendency  for contractors to abandon check-off lists for the nominal holdback provided in the contract.  Because this can end up costing you more than the holdback amount it is best to have a healthy holdback specified in the contract. 

It helps create a good contract to know exactly what you want and putting in as much detail as you can.  While many of the turnkey contractors can dazzle you with the models in their showroom or photos in their presentation portfolios,  your available space will often determine your design.  Picking out the bathroom vanity is usually one of the few substantive choices you will make.  You can define the majority of the project by choosing a bathroom vanity from the internet and bringing pictures and dimensions to the first meeting.  A simple sketch and a preliminary list of what you want done will also give guidance to the discussion.  The more specificity you have in the contract language the more definite everyone’s expectation will  be for a successful project completion.

Specifying exactly what you want even extends to basic material choices on occasion.  It’s one thing to specify the particular vanity base, faucets, tile, etc., but you may have to fight to get cement fiber panels as bathtub/shower underlayment instead of greenboard.  They may  argue they’ve always used greenboard and cement fiber isn’t necessary but if you want cement fiber, don’t be afraid to insist.  You’re paying for it, so you should get what you want.

You also need to obtain lien waivers before you make a final payment.  Otherwise, if your contractor ‘forgets’ to pay his sub-contractors, you could end up paying twice or risk having a lien placed on your property.  Finally, a small project may not even need a contractor – unless your community absolutely requires one.  In some cities, for example, even an ordinary wheelchair ramp on your home requires an architect, permit, contractor and a city inspection! 

But what if you feel that a turnkey project is not for you?  Then you can always…..

Self Contract

In other words, you become your own contractor.  As with everything, this approach has distinct advantages and disadvantages.  On the plus side, you control the workflow by dealing directly with all of the sub-contractors you will need.  You also will save money.  These benefits come at a price, of course.  As a one time customer, you will not have the ongoing relationship with the sub-contractors that a contractor has, so it will be necessary to shop around for the tradesmen you need.

More upfront research will be needed in order to know exactly what you want in the project.  This includes the materials you want to use and where to buy them.  Electricians and plumbers normally include their supplies (wire and pipe) in their price, but a framer/handyman will expect the lumber and other construction materials to be on site.  The same goes for floor tile.  And don’t forget that you will be checking on building codes and obtaining the correct permits.

Controlling the workflow turns you into a traffic cop because you don’t want to have the electrician standing around for three hours waiting for the drywall to be finished,.  The following will give you an idea of the workflow for a typical project:

·        Handyman begins by gutting the space (demolition), disposing of the waste and changing the framing as needed. 

·        Electric Rough-In If you are changing any light switch locations or adding new electrical features, the electrician does the rough-in. 

·        Plumbing Rough-In The plumber  will make his first appearance now if you’re making any location changes.  The plumber will also install the shower fixtures at this point because it cannot be done after the walls go up. 

·        Handyman then comes back for installation of the cement fiber panels and/or drywall.  

·        Tile Installer will then put in the floor and wall tiles. This has to be done for the floor before a freestanding vanity is put in. 

·        Painter – Often the handyman can paint a small bathroom. The floor molding is installed and the project is almost complete.

·        Electric Final  Next is the electrician who comes back to make the final electrical connections. 

·        Plumber Final The plumber will come back to make the final fixture connections. 

Now all that remains is to write the final checks and you can enjoy your new bathroom.  Unlike hiring a contractor, your paid invoice operates as the lien waiver.

Do-it-yourself

There are several very good reasons for doing it yourself.  First of all, you have the maximum control over the workflow since you don’t have to rely on sub-contractors for everything.  You definitely save money, though exactly how much depends on how smart a shopper you are and the extent of your trade skills.  Finally, there is the intangible but very important sense of self-satisfaction you get when you tell people that you built it yourself.  The feeling that you successfully completed a project that most people wouldn’t  know how to begin is priceless.

But a DIY project comes with its own set of drawbacks that you have to deal with.  You’ll  need, or be able to acquire, the necessary skills.  Keep in mind that you might have to buy several tools for a single project, possibly even one or two expensive specialized tools.

Then you need the time to do the project and you have to decide if the money saved is worth more than tending to other things like work or family.  No matter how you plan, any remodeling project will manage to take more time than originally estimated regardless of who’s doing the work.   Finally, hiring someone else will get the job done quicker if you are limited in when you can do the work yourself or if you are a procrastinator.

Workflow sequence for a DIY project is very similar to self contracting except that you can do partial work in order to get the project ready for the next step whereas this is usually not done when hiring others. 

You will also be limited to the work that your skills permit.  Obviously, unless you are a trained electrician, you probably shouldn’t attempt the electrical work.  Plumbing work can sometimes be done DIY unless major relocation is involved or codes require a licensed plumber for some steps.

Whether you opt for a turnkey project, self contract, or a do-it-yourself project,  remodeling a bathroom to reflect your personality and design is a great upgrade to your house, loft, townhouse or condominium.

Project cost

So much depends on exactly what you’re doing, the part of the country you’re in and building code/permit requirements.  For example,  a turnkey basic bathroom remodel (standard tub, toilet, double-sink vanity top, medicine cabinet, ceramic tile floor & tub shower surround in a 5 x 9 foot area) carries a national average price tag of  $9,500 with a spread (depending on location) of $7,400 - $12,500.  Enlarging it to 100 square feet and finishing it as an upscale bathroom can raise the price to as much as $25,000. 

Self contracting will lower the cost by at least 15% – 20% (the contractor’s profit).  How much lower you can get the price will depend entirely on your skills as a self contractor.

Do-it-yourself would carry the lowest price tag when all is said and done.  Just how much lower depends, again, on your locale, how good a shopper you are, the amount of work you’re actually doing and the specific building code/permit requirements you have to deal with.  But it’s safe to say that your total outlay would be at least 50% less than a turnkey project. 

Prices of lumber can vary by 20% - 30% from one lumber supplier to another over as short a distance as three miles.  The same can be said for vanities, faucets and mirrors.  Just a brief stroll down the vanity base aisle at one of the big box home improvement stores will find price tags ranging from a basic $69 to an upscale $2,000.  Better quality vanities and more interesting designs are found less expensive on the internet.  Quite often you can find unique bathroom vanities that are available only on the internet. Towel bars, towel rings, aftermarket toilet handles, they all can be found in a range of prices. 

There’s one final thought to consider.  Don’t be afraid to remodel your bathroom because you might not get your investment back when it’s time to sell.  You will recover 85% to 95% of the cost at resale – and that’s if you choose a turnkey job.  Self contract or do-it-yourself and you’ll return more than you put into it. 

Here is a sample breakdown for a self-contracted 50 sq/ft powder room renovation with no shower.

That is a real bargain, $6,495 to turn your guest powder room into a showcase.

Why bother with permits?

Safety; particularly when it comes to electrical work.  But if you’re wondering if you can get by without one, the answer is “it depends”.  Building codes and permit requirements vary from city to city and state to state.  It may even be necessary to submit multiple copies of building, electrical and plumbing plans for your project that have been drawn up by an architect.

In some locales, building codes insist that you hire a licensed electrician (at $75 – $135 an hour) to change a $2 wall switch.  Others don’t care what you do as long as you don’t burn the place down.  As a rule of thumb, the more urban the area in which you live the more likely your city or village requires a permit to do a remodel project. 

Just keep in mind that doing a remodeling job under the table (also called off permit) can result in anything from fines to being forced to demolish the entire project and start over.  While it can save money if you don’t get caught, the contractor working off permit will not have his work inspected by a city official charged with public (and your) safety.  It is best to avoid contractors who suggest working without a permit.

Steven Pollack is the owner of Bath Plus, an importer of exotic hardwood bathroom vanities.  This line can be found at www.BathGems.com You may reprint this article unedited so long as the attribution and links remain in the reprint.

Steven Pollack

All images and text are copyright Bath Plus Inc. 2008