How to Find a Contractor

As any real estate investor who’s been around the proverbial block knows, finding a good contractor is tedious work. Many are dishonest, others are incompetent, and many more are overpriced. Here’s a quick guide to making your contractor search a little easier:

Question 1: How Big is the Job?

If you’re a landlord, and your tenant calls you to complain about a dripping elbow joint under the sink, then chances are you don’t need an expensive, licensed contractor. As a general rule, real estate investors should maintain consistent relationships with at LEAST two contractors: a cheap but able handyman, and a comprehensive, licensed contractor.

Contractors charge a premium for their license, since a) they had to go to pains to obtain it, and b) their license is on the line when they perform any work. For small maintenance jobs, handymen are usually fine. For bigger renovation jobs, you’ll usually need contractor.

Question 2: Does the Job Require a Permit?

For any job requiring a permit, you’ll need a licensed contractor. Permits are tricky beasts, and sometimes there are grey areas of the permit code, but when in doubt, it’s better to err on the side of caution. It is probably worth the extra money to pay the contractor to pull the permits for you, but always, ALWAYS demand copies of the permits they obtain. Contractors charge for permits far more often than they actually pull them, so make sure you get a copy of yours.

If you don’t think the job requires a permit, then it’s probably small enough for a handyman to take care of for you.

Question 3: Where are the Contractor’s Prior Projects Located?

Let’s face it, some contractors do almost all of their work in the hood. If your renovation project is in a middle or upper class neighborhood, you probably don’t want a low-end contractor, and you’ll want to spend some extra money for someone accustomed to higher-end projects.

If you’re renovating a lower-end property, then a lower-end contractor might make sense. Many low-end contractors do perfectly acceptable work, and at an inexpensive price. Walk through some of their renovations with them, and talk to other investors who have used that contractor to get a sense for whether they’re a butcher or an artist.

Question 4: How Long Have They Been a Contractor?

Sounds simple enough, but most people don’t ask contractors how long they’ve been in the business. Granted, you’re not likely to get an accurate answer if you ask directly, so ask instead “How did you get into contracting?” A lifelong contractor is totally invested in their trade, whereas someone who fell into it a few years ago for lack of a better option is not going to do the best work for you.

Question 5: What Kind of Warrantee Do They Offer?

Professionals, from the most expensive contractor to the humble handyman, will guarantee their work, to a certain extent. Dabblers, or shoddy workers, won’t stand by their own work, which should sound the alarm bells. If they don’t believe in their work, why should you? Make sure you get their warrantee in writing, because verbal warrantees are worth, well, nothing.

There are honest, hardworking, and inexpensive contractors in the world, hard as that may be to believe sometimes, but they aren’t always easy to find. Ask a lot of questions, and go see firsthand the work they’ve done for other customers, and you’ll find a solid contractor without too much time and hassle.

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