Home Building HELP! #3 The Builder Search

Part 3 is the builder search. A new home build can test the strength of your relationships, marriage and your patience. If you know this going in, it will help you with your decision on a builder. There are many good builders out there and I am sure they will all agree. The project wasn't smooth with every customer. This most of the time ends up in the builder's lap and some get unjustified criticism and negative reviews for things out of their control.

Here are a few things to think about when you begin communicating with a builder.

1. They are the professional. It is their chosen career, and most are very experienced and qualified. Most of the time the customer is not and when you have a difference of opinion, the "customer is always right" isn't always the case.
2. They are builders, not mind readers. Having a clear understanding of your vision helps. Many homeowners do not have a clear vision of the finished product, so ask questions and listen to your builder. What they offer in return might be the deciding factor of your choice. It is always nice to get expert advice. Maybe you want to use a particular window in a certain color and the builders experience is that wouldn't be a good choice. If they give valid input or have suppliers that can help educate you on choices, that's a bonus. If you struggle with visualizing your project, look into 3D visualization tools. These can help you by allowing you to see your home in 3D and make selections to see the end result. Check out www.bldr.com/digitaltools There are many different products that can make your building life easier and let you see the finished product before you've even started.
3. Your budget and your material choices are important! The more you know, the smoother the process. It can be frustrating to a builder to have to wait or circle around your lack of decision making. If you know what you want the process is a lot smoother. It will also help them price your project accurately. You don't want to have to make changes if you can help it.
4. Will your builder allow you to make choices on materials? This is very important when choosing a builder and it is your responsibility to understand how you fit. Are you a "I don't want to choose anything besides paint color and flooring." Or are you a "I want to choose everything" Some builders like to get the structure done and you handle the finishes, some will let you pick whatever you'd like as long as you understand the price.

There are many channels to making a decision on your builder of choice. It is best to list your criteria in order of importance to aid in the decision-making process. More on that to come. I would recommend beginning your search where possible with your local Home Builders Association. If you have one of these, you stand the best chance of making sure your builder candidates are licensed at least. You can also check with your state licensure board to verify they have the qualifications and are in good standing. Referrals are also nice but take into account that someone that gives you a great referral might have had a different experience than you will and the same for someone that gives you a negative or questionable one. Either way, asking questions about what someone liked or disliked might help you ask key questions when you meet with the builder. Then the criteria, how will you score one builder against another to get the best fit. A list of points to consider when choosing a builder are.

1. Budget. You have a budget, so will they, how do you compare? Ask where the builders numbers come from. It is generally not a great idea if their numbers are based on the most cost-effective option for every category. Do they have an overage allowance?
2. Choices. Will they allow you to make all of your own choices on materials etc.
3. Fees. Are they a cost plus or fixed fee builder? How is the relevant cost information shared to make sure you get what you pay for and its fair for both sides.
4. Time frame to complete. Outside of normal weather or supply delays, do they make a schedule and stick to it or just go through the steps as they go. This might lead in to how organized your builder is.
5. Do they sub-contract everything out or self-perform? Some builders prefer to do some of the work themselves for quality reasons others just use trusted subs. A second part to this is how are issues addressed with sub work that might be questionable or be uncovered down the road.
6. Does the builder provide you with a warranty?
7. Will they personally address issues or pass you off to someone else?
8. Do they have a team or are they a one man show? There are benefits to both, but the bigger the organization the better the results typically. It can also mean the higher the cost for services rendered.
9. Will they give you projects to look at and customers to speak to? it's always nice hearing and seeing firsthand, but remember that when you ask for these, they might also ask for you to do the same later on.
10. How long have they been in business and how are your payments structured? Make sure you understand when you will be expected to pay invoices and verify your bank is ok with those terms. Don't pay for more than is done (outside of certain materials deposits)
11. Will they provide you with valid copies of license, insurance etc? Can you verify they are current and adequate?

All of these go into what to expect and how to make a decision. I have left out licensing, insurance, etc. I hope that by the time you get to speak with builders, you already know. You are the red flag if you look for or discuss a project with someone that is not licensed and insured.

Another key part in what to expect in choosing a builder is this. If your number one focus is on price and many of the builders you speak with come back with higher costs than you anticipated, you'll have a higher probability of frustration because whomever you choose is already trying to figure out how to make a less than ideal budget work. Be realistic with your budget and your choices. On a positive note, a builder that can offer suggestions on how to stay in budget by using different materials than you picked is looking out for the sanctity of the relationship.

I am sure there are things I have missed and would love some input or any edits in this article. Look for any resources you can to help you make a decision. Materials suppliers, building departments, associations can all help you with advise and direction. At the end of the day, you will have to live with your decision.