Honestly, if you do the research you will know when you get one estimate if it is the one you want. I highly suggest that the homeowner go to the local home depot or similar outlet and go to contractor services and explain the scope of work. They will tell you approximately what you can expect to pay for materials and what type of materials are suggested. I would then turn to the internet and conduct further research for your own edification. Knowledge is power and in the home improvement arena the balance of power is most titled towards the contractor. I welcome a very knowledgeable client it makes for a more satisfying experience and ultimately the client is just that much more pleased with the end result when they are aware of what it took to produce it.
Research your contractors and your scope of work and then one estimate may be all you need. However, it may take 5-6 until you feel comfortable that the match is a good one and the contractor can provide the result you desire. So one may be enough and 10 may be to little. Educate yourself and make a solid decision based on facts and you won’t go wrong.
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1st - You should have a COMPLETE set of plans. They should contain the structural engineering, as well as all of the details and materials. Installation methods and practices should be included.
2nd - You should research contractors and look at examples of their work on-line. Look fo rthe type of projects that are similar to yours.
3rd - DO YOUR HOMEWORK. Review their license status, on-line reviews and other resources.
4th - Contact the contractors on your short list to see if they are interested. The bst contractors are busy, even in a down economy. Be prepared to pay for their time in preparing your proposal. It is becoming more common for contractors to cover their cost of “tire kickers.” It will show your sincerity. In exchange, some offer a credit towards construction costs if you hire them.
5th - Contact their references - homeowners, suppliers and subcontractors. Ask for a release letter from the contractor, so that these people will talk candidly with the contractors written permission. Ask the relevant questions: Timeliness, responsiveness, cost overruns, change orders, call backs,do they pay promptly, are their accounts in good standing, etc.
6th - Go view some past projects. Talk face to face with those owners. Inquire if there is a relationship other than that of client/contractor.
7th - Review the financial proposals. The cheapest may not be the best, based upon what you learned in steps 3, 4, 5 & 6.
I agree with all that is said below, but also check with the BBB, Angie’s List, Build Zoom, and even Facebook. Read the reviews and call the local licensing board and ask about pending lawsuits and complaints. Most local agencies have that info at hand.
The number of estimates isn’t as important as the quality and details that the contractor delivers. I agree with Aquatic Tech. about the most important aspect is to have a complete set of drawings including elevations, project scope, materal specifications. Provide as much information as you can. Then and only then will you receive quality estimates that include the same details and specifications. the old saying “Apples to Apples”.
If you have done your home work, then two professional estimates should be enough. A third will provide value but the selection process should be more about finding the right professional to marry. Remodeling projects are like getting married. You will have a strong relationship or a weak one. You better chose the one that fits more than just price.
I the past we have delivered project specifications and blue prints for projects based on a design agreement. After we have been paid for the designs we have encouraged the client to use them to get “Apples to Apples” quotes. At least they will not get confused with incomplete designs and details.
