How do I select a custom home builder or remodeler?

Unfortunately, there is no foolproof way of making the right choice but it usually comes down to a good reputation, technical expertise, and finding someone you can work with comfortably.

Should I competitively bid my project to several builders or negotiate with one builder?

In theory, competitive bids make sense, but in reality, the process is flawed. The old adage “you get what you pay for” is true in construction as it is for other industries and goods. Very often bidding is based on a set of incomplete plans and the bids themselves are never a true apples-to-apples comparison. Each builder is calculating their costs based on the quality and service they intend to offer: some may bid low, counting on change requests mid-project to increase the final price while others bid sloppily and use poor workmanship or materials to avoid going over budget. The worst will scrutinize plans for errors and omissions that provide areas they can exploit to their advantage.

 

We recommend negotiating with a reputable, trustworthy builder that you have researched thoroughly. If you do decide to go with competitive bids, and are considering TPBI as well, we request to know who we are bidding against, to ensure we are competing with builders who provide a comparable level of quality and workmanship.

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How do I analyze competitive bids on home construction projects?

First, make sure the bids are as close to apples-to-apples as possible; every home builder has his own way of estimating and may use different categories than his competitors. To ensure the estimates are as consistent as possible, we suggest providing an outline specification when the plans are given out to bid. Take note of things the builder has included in their estimate (inclusions) and things they are explicitly not including (exclusions). A simple, one-line exclusion like providing scaffolding can cost thousands extra on larger jobs. The more information you can obtain about how the bid prices were calculated, and the clearer it's presented, the better chance you have of making the right decision.

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All that being said, choosing a home builder should never be based on price alone. It is also important to consider the long-term durability of the construction and materials being used, the air quality when you move in, and the impact on you and your family during construction.

 

Can I live in my house while it is under construction?

All jobs are different and every home has many variables, so each project is considered on a case-by case basis. When plans reach the permitting stage, it can be determined whether or not a client can live on the property during construction or if they need to find temporary housing elsewhere, and how either option will affect schedule and budget.

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Can I make my own purchases?

TPBI finds that some homeowners wish to get involved with the purchase process to save money. Unfortunately, saving money is rarely the result. Historically, homeowner purchases tend to slow us down, and usually don’t keep with our schedule or standards. Also, the client’s inexperience almost always causes us to get involved at some point anyway, to handle damage control, and to assist when issues arise. This results in time and labor paid to TPBI, and most often cancels out any initial savings to the homeowner.

 

What is the warranty on the work done?

We warrant all items that we both purchase and install, and we follow California Civil Law Code Section 595. TPBI does not warrant or guarantee any item purchased or installed either by the homeowner or subcontractors not hired directly by TPBI.

 

Do I need a permit to get the work done?

It is rarely the case that a renovation or remodeling job does not require a permit. TPBI requires all plans to be approved and permitted by Authorities Having Jurisdiction before physical construction work can begin on site. Illegally performing work on a property without following the mandated permitting process or obtaining the proper permits can result in a loss of our Contractor’s License. We simply are not willing to take that chance, and would suggest homeowners be extremely cautious of contractors who don’t abide by all federal, state and local mandates.

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Are you licensed and insured?

Tracery Professional Builders, Inc. is a Class B, General Building Contractor, licensed by the State of California.

License Number: B777347

We are insured and bonded, including Workers Compensation and General Liability policies, per all California statutes.

Professional Engineers License: California, C59561-CA and Washington, C37222-WA

EPA Lead Renovator: #R-I-45875-10-00030

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What are your Workmanship and Quality Standards?

We follow the National Association of Home Builders Standards as per

Residential Construction Performance Guidelines-Contractor Reference, 4th Edition

 (ISBN - 978-0-86718-670-3) and the NARI Member Code of Standard Practices.