Renovations from Heart to Home

          The process of renovating a home, depending on the size of the project, can be an intimidating project.  Even small repairs sometimes can lead to big stress if we're not comfortable having strangers in our home.  It's important to ensure a comfort level with your builder that reduces the worry and stress during your renovations so that not only is the completed project beautiful, but the actual process of construction is a pleasure as well.

            Likewise, for the small business owner taking on increasingly larger budget projects, there are easily as many areas of stress and pitfalls that can overwhelm and damage projects.  The homeowner can relax once the dust has settled, but the owner of a construction business can face a few more projects knowing the profits will go to repair the mistakes of that last disaster.

            The result of this cocktail mix of potentialities is that renovations are often approached with dread and uncertainty on the one side and bravado and a thin veil of strength on the other.  Having heard all the stories of great projects gone terribly wrong, the fear that things can go bad will invite the reality that they just might again.

The solution is communication

            Talking to each other is absolutely the best way to avoid problems in any situation.  A renovation is no different.  In some ways it resembles a marriage (albeit short) and a blending of families and requires all the skills, patience, finesse and forgiveness.

            For a renovation project to be successful, all tools must be laid on the table. The builder presents a portfolio and the homeowners must open the doors to their intimate closets.  Fears and insecurities must be made as evident as the dreams and desires.   Beyond the fancy pick-up and the big front door, the people should meet as partners, joined together to create something wonderful.

            Being open and honest from the beginning, having a realistic conception of amount of dust that is generated goes a long way to easing through difficulties when the roof is torn off or the owner runs late on a decision.  In any good relationship, talking through the problems, ensures that problems can be removed and not grown to inoperable tumors.

Money is the root of all good

            People are often uncomfortable talking about money, but in a large renovation, a lot of the green stuff must change hands and it is not always easy.  The grease to get the project complete must be applied efficiently or the engine comes to a grinding stop.

            Ego and power must be left at the door as much as it is possible to leave the muddy boots.  Certainly if "X" is not accomplished, "Y" dollars should not be paid, but often in the shadows lurks an insidious creature exerting control or undermining a sense of worthiness that can easily foul things up.

            Money should be treated with the same care, respect and ultimate neutrality as the lumber for which it is exchanged.  It is the commodity that builds the structure, no more or less than the nails that hold it together.  One cannot be done without the other and so it is best considered with emotional neutrality as any other item negotiated and executed in the contract.

Playing in the Sandbox

            Staying relaxed and focused on the end result keeps homeowners and builders on the same team.  The project is the uniting factor and it should always be remembered that it is in the best interests of each party to get it done in the best way possible. 

            No one really wants a problem, but some are inclined by nature or experience to look for them and in projects of this size and complication, there is no shortage of possibility.  A better understanding of what it takes from both sides will more often create a meeting in the middle that results in an addition or renovation in which all can take pride.

            This is a blog about finding and nurturing that sweet spot for both the homeowner and the small business owner.  Like marriage counseling, it shines a light on various aspects of each individual, sometimes in celebration and sometimes with discomfort.  The purpose is to make the union stronger.

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Split Down the Middle

           Just like life, comparisons of Fixed Price and Cost Plus contracts have no either/or equation.  Without advantages and disadvantages to both, the argument would have been put to rest a long time ago.  It does not have to go on forever, however, when a little creativity and education can lead to solutions that combine the best of both.

            Contracts are fear based and only necessary as a resource to cover the contingencies for when and if something goes wrong.  If all the smiles and good feelings could last as the work was completed, there would be no need beyond the handshake, but in remodeling especially, surprises do occur and disagreements almost always happen.

Tough questions

            The bottom line is that owners have a budget stretched to the max and enter the project terrified it will still cost more...a whole lot more.  Quality is also important.  They do not want dust in their lives any longer than necessary and they want to know the builder will be around to fix any problem.

            The builder wants to be paid on time and fairly.  Period.

            A contract that meets these issues is the mutual goal.  The type of contract finally signed gets the project started, but more than the ground rules, the agreement subtly establishes the kind of relationship going forward.  Like love, we enter full of hope and the best assumptions and are usually at least willing to consider divorce somewhere along the way.

Plan A, B and All of the Above

                For a fixed price, the builder takes all the financial risk and races to completion with fingers crossed.  In a cost-plus contract, hands need to be held: reassurance is as necessary as the broom at the end of the day.

            A fixed price contract full of allowances or a cost plus agreement with a cap on specified areas are both ways to align what often seem like opposing needs between the home owners and builder.

Selected Items               

           Novice contractors can often be caught estimating a standard grade toilet and have to mask their surprise later or risk ill-will when the client finds the second most expensive choice in the catalogue.  A 2x4 is a 2x4, but so many features in a remodel are not generic.  The difference between painted and stained trim, for example, is a huge expense to swallow if it was not clearly defined in the price tag.

            Identifying the variables that require choice and naming a specific dollar amount--even if open-ended--grants the owner the satisfaction that the change is in their control.  Color choices, siding type, fixtures and doorknobs are all important and oh so subjective points of distinction where clarity makes all the difference.  Eliminating obvious surprises makes the rest less painful.

            With no victim, no one is hurt.

Not to Exceed    
            Placing a cap on costs while still operating with the flexibility provided by a Cost Plus contract is a solution from the other direction.  Arms and legs are not threatened when limits are placed either at the top or on quantifiable areas. 

            To alleviate concerns about gauging and motivate profit incentives, the difference between the actual cost and limit can be divided between the owner and builder.  Bonuses can be placed on timelines to ensure efficiency.

            Some aspects like the roof replacement can be estimated and billed as a line item at a fixed rate while something unknown like reversing a stairway can just be estimated and billed out accordingly.  This requires a little more education for the laborers to track their time accurately, but provides peace of mind for all by being transparent and fair.

Attitude Adjustment

            Accountability is key.  Presenting a bill with labor lumped all together as a single item creates distrust while dividing them by worker and categories makes the owner less inclined to count them from behind the curtain.    

            The point of a contract is to be fair and clear, to avoid misunderstanding and provide a resource to settle disagreements.  A partnership is preferred to an adversarial relationship.  The tools are available to make it so that the owners in the end can be comfortable stepping out onto the balcony they just paid so much to have built.

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For What it Costs

          Time and material, or cost-plus contracts, first appear to homeowners as a blank check for disaster when contemplating a remodel.  Unknown conditions and unscrupulous reputations create boogies that make any Halloween night seem tame.

            As part of the decision or after deciding on a builder, the next important bullet point is the type of agreement that will set the tone for the relationship throughout the course of the project and possibly far beyond.  The consequences are potentially huge and indefinably dynamic.

            A fixed price contract is the first most obvious choice for the owner who expects to purchase a remodel like a shirt off the rack.  For the agreed price of X dollars, a list of details is established to be completed satisfactorily before payment is issued; no surprises and only negotiated pain.  While it is clean and seems risk free, the line in the sawdust, unfortunately, has less obvious drawbacks.

            With little room to cope for a surprise behind wall number two or unpredictable conditions of weather and sub schedules, the contractor, no matter how conscientious, may be forced to make compromises to minimize the damaging effects to his own best interest.  The fixed price forces a focus on profit over quality that may not be apparent until paint peels or the floor finally squeaks in alarm a few years later. 

     Conversely, if all goes well, the homeowner ends up paying much more than it actually cost.               

Shoulder the Risk

                A contract based on the actual cost with a mark-up for the contractor's efforts may feel like an open wound about to bleed profusely, but with proper bandages applied, often ensures a completed project with a more balanced result.  Better than a win-win, the contract that pays for what it actually costs can create a trust between the parties that makes an ordinary project brilliant.

            A time and material contract shows every invoice for materials and sub-contracts, adds an agreed upon percentage for the contractor's risk and warranty, and charges labor at specific rates per hour.  Bills are presented weekly or twice monthly and due immediately, providing full transparency and continuous opportunity to re-evaluate the relationship at each juncture.

            In this version, an honest relationship is critical and attention to detail ensures a good outcome.  The builder makes every decision on quality first and cost second while the owners are able to tweak the design without constant stressful and time-consuming re-negotiations.

            Assuming there is not the luxury of an unlimited budget, the builder is not forced into the position of always saying "no" to changes or having to seem like a "nickle and dimer" having to revisit the contract at every new idea.  It is important, however, to regularly update owners on the effects of apparently small changes that can actually change the bottom line significantly. 

Trust the process

                The most important concern in a time and material contract for the owner is that the labor cost will be out of control.  Owners can be quickly consumed by the minutia of pennies and lose sight of the dollars saved by efficient planning.  Animosity can brew while the carpenter whistles merrily along.

            It is easy to be swept up in a day of counting coffee breaks and judging production on the basis of over-heard conversations. Idle stances may disguise industrious calculations and a casual huddle may not show the hours saved in scaffold building afterward. After two days of absence, the quality of doors painted in a dust free environment is missed in the lack of apparent activity.    

Accountability & Communication

            With today's software and text messaging standards, there is no reason to leave customers or builders in the dark as the process evolves and questions arise.  Fears can be quickly and easily laid out for solutions.

            Programs like Quickbooks, the industry standard, can easily tabulate every nail and hour on or off the site.  Microsoft Project and other CPM software present a schedule and chart the deviations and delays.  A spreadsheet comparing the estimate to the actual costs with projections to finish can keep anxiety under control.

            Ultimately, the kitchen table still reigns supreme at the end of the day where a cup of coffee or cold beer keeps the conversation human and on task, focused on the facts.  The ability to speak openly as partners on the project makes all the difference to the quality as egos and ownership are dormant and the goals are aligned to make it the very best it can be.

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Fixed Costs

A major decision for home owners before embarking on a renovation is whether to agree on a fixed price with a contractor or build the project on a straight cost basis. The question, in one form or another, has been around as long as carpenters have been competing for work.

                A fixed price or lump sum contract is when the builder estimates all costs, allows for contingencies and marks up for profit, presenting a bottom line to the owner.  If actual costs are below the estimates, he wins; if overages occur, the problem falls on the builder.  There is no going back to cry, "Ooops!"

                A time and material contract, also known as cost plus or T&M, arranges reimbursement to the builder for every invoice with a little extra percentage for the trouble and warranty.  It costs what it costs and the risk for the owner at the beginning feels like a potentially whopping blank check and the reputation of being a fool.

                Of course, there are variations in between these two options and no single version works for every client, builder and circumstance.  Once again, the answer boils down to the matter of trust and the comfort zone of risk each party is willing to hold.

                Fixed price contracts are every home owner's first choice.  When we go to the store to buy a shirt, we look at the price tag attached and pay it without negotiation or concern for how much each of the buttons, fabric and thread might have cost individually.

                Often the initial phone call to a builder includes the desire for a square foot price (the average total cost divided by the square footage of the area affected) which is really an inaccurate measure for a remodel, considering the size, scope and complications have no average.  At the end of the first look interview, after numerous ideas have been bantered around with no clear decision, the potential client inevitably asks for a ballpark figure ("I won't hold you to it," they promise), a wild guess that either sets the bar at a ridiculously low number against which all is measured or whacks the builder right out of the game entirely.

                After careful consideration, the fixed price contract defines the size of the field, all the rules and players, even declaring the home owner a winner while the builder never knows until the dust has settled and the green grass is grown in how well he has done.  Settled on the price, the owners can go on to deal with the physical stress of disruption and door knob decisions, well-prepared to have checks ready according to the schedule in the contract. Relieved from most painful surprises beyond inconvenience, the job gets done and they transfer the funds.

                The builder also enjoys the benefits of planning and if all goes well, packs up tools with a tidy smile and a thicker wallet.  A clear payment schedule and description of scope, defined allowances and method for change orders, and the orderly completion of tasks creates an equally seamless flow that turns each large check into countless smaller checks good to their subs 30 or 60 days later, or to employees that very same Friday.  Everything lines up and everyone is happy.

                The problem in a fixed price contract arises when Mr. Murphy appears to blow the best laid plans away.  A simple, but large line in the estimate might have been miscalculated (computers can do that, ha-ha) or misplaced entirely.  Bricks instead of wood might be hidden unconventionally inside the wall.  The customers may be so convinced they said "blue", it is better to paint the room over than to argue the point and fail to receive the check that is needed that Friday to bring the plumber back on Monday.

                To keep the labor cost under control, certain tasks are inevitably hurried and corners might be cut more quickly, a little more squarely than round.  The in-stock sink could be purchased instead of the special-ordered extra (and more expensive) myl of stainless steel, looking just as shiney upon installation, but showing scratches much sooner.  The decision to let a bad cut fit or replace the board can more often land on the cheaper side of "close enough."

                Conscientious, well-organized and financially comfortable builders do just as well as the home-owner with fixed price contracts, often better than with the less risky luxury of  a cost plus contract.  The underlying costs, however, in quality and dollars could eventually add up to far more than fabric, thread and buttons combined.

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Of Pounds and Ounces

Once the project has been designed and contracted, the final preparation is mostly physical. A plan to manage life in the midst of construction chaos can make all the difference in the success of the renovation.

Although it is possible to remain on the premises during construction, a whole-house makeover by its very name suggests it is best to find another place to stay. When the roof is removed for a second story addition, the risk is just too great that all relationships could be ruined with the furniture if a big storm blew in.

Besides the inordinate amount of dust, progress is hampered by the complications of co-ordination. Large projects can take four to six months to complete and like an earthquake, the stress level doubles in intensity with each increment.

Most budgets are unable to afford the luxury of a second home, so a good contractor knows how to minimize the impact and dissipate the tension that is as inevitable as the mess. Experience teaches anticipation and the law of Murphy should guide every decision.

The first question when assessing a bath remodel is if there is another sink, toilet and shower on the premises. A transformation of anything beyond paint should require the expectation of a week's disruption. When only one bathroom exists, the toilet must be reset at the end of every day and alternatives such as the workplace, a friend's home (never family) or the gym should be considered for showers.

Kitchen renovations also are complicated. In the best scenarios, for a week to a month, the main appliances if functioning at all are often around different corners and countertops are shared with dirty tools. I recommend lots of pizza and the husband can earn major points planning a surprise dinner out at a critical moment (not too fancy if the bathroom is out of commission as well).

Most often the area under construction can be isolated with care. Modern invention provides contractors with stretch poles to make plastic barriers easy. Large air filters demonstrate care and concern even if they fail to collect all the dust.  Make the door nearest the work easily accessible from the inside and out.

No matter where the work is performed, dust permeates every thing.  Furniture near the work area can be covered with light 1 myl poly and removed again for living at the end of the day.  To stay fresh, laundry should be done more frequently. Dishes often need to be washed before as well as after every meal.

If the work is upstairs or at the back end of the house, it helps to put drop cloths along the path to keep muddy boots from scratching or staining. Clear the hallways of clutter and flower pots and even take the family portraits off the wall because the workers will likely come through with plywood or sheetrock, a tile saw and open cans of paint.

The constant rattle and clatter of hammers and thumps of lumber sends a vibration through the house that creeps items on shelves precariously close to the edges. Work in one room can drop a painting off the wall on the other side. Even if the contractor knows, the worker might not realize the fragility of something, so precious items are best moved out of danger ahead of time.

Financially, it is vital to have clear specifications in the contract about amounts and stages of payments and be prepared with money available when those points are nearing. The builder may push a particular item forward to benefit his cash flow and expect an immediate check while owners may need advance notice to transfer large amounts of money. The more clarity between the parties ensures the work flows without rancor or interruption.

No one can think of everything, heading in to a project, and the simple replacement of an upstairs sink may unwittingly turn into replacement of the hardwood floors below, but looking around with an eye that expects the worst can avoid some simple and irritating problems. A full pound of prevention when preparing your home for a renovation may ensure the unexpected catastrophe weighs far less.

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Orange Apples

If we could just imagine our best dream home and blink it into being, life might be wonderful, but a significant segment of our workforce would need to learn another occupation. In the natural order of things, the planning stage of a renovation, often rushed, is just the start of a process, long or short, that can result in a home full of frustration or a work of joy, depending on how the details are approached.

needing room to move

Houses can be like a model airplane, a kit purchased at the drug store with a set of directions and snapped together as easily as following steps one through ten. Renovation of a home, in comparison, is a much more complicated and amorphous process, custom fit to the needs, taste and budget of the owners, but characterized also by the skills, personalities and preferences of the people hired to accomplish it. Truly a work of art, a remodel reflects the energy of all involved.

Because of the stress, complications and inconvenience, many homeowners accept what is or choose to move to what works, avoiding the potential disruption and mayhem that a remodel may produce. Others, by inclination or necessity, undergo a renovation to create a home as close to their dreams as they can manage.


No matter how beautifully conceived and well-planned a project might be, it inevitably changes for many reasons during the process. Inclusion early on of the builder who ultimately constructs the dream out of the nails, paint and trim is well-advised.


Act with Discernment
Once armed with a set of plans and pages of specifications, conventional wisdom recommends to put the project out to bid and pick the best apple out of a few. The bid process, however, even if between pre-qualified contractors, might ensure the cheapest price, but rarely identifies the best fit.

Prejudice openly admitted, as both a builder and client, I have countless experiences of how the dollars saved in the rosey bid-process are often quickly overwhelmed, even in the easiest of projects, by the thorny issues of misunderstandings, miscalculations and miscommunications. Translation from paper to reality is difficult enough to accomplish in the best of circumstances without the added insult of adversarial interests that arise out of agreements written on stone foundations.

The most important ingredient to a successful project is the chemistry between the participants.



Do the Work
Pre-judgments about the dented truck and paint-stained clothes might show less about indebtedness and miss out on the man who actually uses his hammer as much as his sharp pencil. A successful look in this business may be more of an image than actuality. Some prefer to have recourse to an office and staff that never get dirty, while others want to shake the hand of the one who will do the work.

under construction

While websites offer the freshest look and most information about a builder, the Yellow Page ad still demonstrates a professionalism that does not come cheaply. Names on the side of trucks and attractive signs on job sites show an attention to detail that might reflect the care that could go into your home.

Ask neighbors, family and friends for referrals to begin the search and follow up privately with a phone call or even a visit to see the homes suggested by the prospective builder. Naturally, they will want to show off only their best jobs, but asking them to talk about projects that did not go so well offers the chance to gauge their honesty, flexibility and, most importantly, their comfort level in dealing with the tough stuff.


Trust your Heart
Just as a renovation requires room to move, rip and tear with well-placed protections like dust barriers and drop cloths, so does the relationship between builder and client. For the time being, the home will be invaded by carpenters as busy as ants and a lot noisier. Precious dollars are going to fly out the door and new windows like so much saw dust in the wind. A contract with fixed prices and specific details is a good place to start the conversation, but is ultimately only as good as the contractor hired to complete it.

Often defined as the way to separate apples from oranges, the bid process fails to address the differences between Granny Smith and Macintosh. No historical information can predict the particular circumstances of the impending project. Even the very best might still trip and stumble in the months ahead for hidden reasons in his personal life.

dream delivered

In actuality, there is no magic formula to guarantee the perfect project. At the time of decision, it is vital to set all the information aside and take a close look at the invisible messages that intuition contributes. An art that is inherently flawed nearly by definition, it is vital for home owners to align themselves in a relationship of trust, respect and even partnership, something that is often discovered only in the leap of faith from heart to heart.

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4 Ways to a Successful Renovation

Stress in the renovation of a home--no matter the size of the project--is inevitable. At some point, feelings of invasion are sure to develop and sleep is lost to nights of fear that the construction will never end.

 The pre-construction phase is the most important because decisions made in advance can create a project that runs much more smoothly. While there is no specific formula, the larger the project benefits from more time in the planning stage.

Taking informed measures early in the process to ensure the dust has somewhere to settle eases the impact of many of the problems and keeps everyone talking to each other. There will be surprises, but anticipation of what is predictable makes the discovery of the rest just a little more fun.

Observe, Observe, Observe
As the decision to remodel is being considered, it is crucial to observe and gather information from as many sources/resources as possible. Blogs, television shows and articles like this can help, but talking with friends, family and even strangers who have experienced their own projects gives ideas and experiences more specific to your particular situation. Look for real stories, rather than the quick and clean impressions that portray an easy and seamless transformation.

More than any other time, communication between partners can determine the quality of the project. The success of a well-designed home is in the movement between rooms, the flow of sound as well as bodies and the interaction between occupants. Dance your dance and notice. As you live in the one space, share a constant dialogue about what life could be like in the new.

In addition to dreams, observe the reality and ask a lot of questions. Begin with the most important functions like cooking, eating, relaxing, sleeping and working. Consider the laundry, the lawnmower and the libraries of books, knicknacks and DVDs before picking out the linoleum. Location is critical, function absolute.

Browse magazines, the internet and ask for a peek into your friend's closets. Talk together about what you detest as much as like. Be open, clear and make sure to listen carefully because once the walls are installed and freshly painted, it costs a lot to take them out.

Visualize and design

Some projects are easily imagined and communicated to your builder and can make a huge difference in the way life works in the home. Others are too overwhelming to conceptualize beyond the certain knowledge that things need to change.

There are many ways to go about the design and no hard rules beyond making sure you are comfortable with your choice. The plan will change your life as well as the details changing along the way, so it is imperative to work with someone who can understand and respect the intimacies down to the toothbrushes, your mother's antique snow-globe collection and the lingerie in your closet.

Architects have an education, license and authority to command leadership in a project, and often the experience and creativity to be worth the cost. Designers may have the same experience without the credentials, usually with the passion to make up the difference. Often the guy in the truck who knows how to fit the pieces of the shelf under the stair has the best sense for what really works and how much it will take.

  Regardless of who and what, their conception, communication and quality must be in sympathy with you who will ultimately live in the renovated space. Make sure the design is what will work for you.



Investigate

As the design is conceptualized, check with the local zoning administrator about what is allowed and required for a project of that size. Even in the same municipality, rules and requirements can vary from street to street depending on use and historic designations (no matter how non-descript your home might seem).

It is their job to ensure compliance with the regulations, so no question is too much or too trivial. They have the authority to remove a window or require a roof is rebuilt three inches lower to conform. No matter who is at fault, once having gone through the renovation, you certainly do not want to do it all over again.

Decide
With the design in hand, many more decisions can be made and included in the contract before construction begins. Fixtures such as toilets, cabinets, door styles and paint colors are all important parts of the process. The choices are sequential and sometimes interdependent. They can be easily overwhelming and rushed if put off until the day the builder says, "I need them now."
Think ahead and work with your builder to make choices in a timely way according to their priority and timeline of installation. Cabinets often take six to eight weeks to deliver though often installed towards the end of a major renovation. Door knobs can be purchased immediately, but still require decisions commensurate with the style of the home.

Modesty is not an option

Some projects are so invasive, if the budget allows, it is better to move out, allowing the builder to "have at it" with no restrictions. Most often, keeping one bath and the kitchen functional at all times are logistics that must be figured into the plan. It is not unusual to be barged in upon various moments of undress.

The builder should be willing to accommodate special needs such as adjusting work for the nightshift worker trying to sleep in the back of the house or getting a portapot to reduce heavy boots across the softwood dinning room floor. Make sure they are able to focus on your project without having to come and go according to the needs and whimsies of other clients.

 This is your home and you are the one paying the contract. There are enough problems that leap out from hiding places in the walls without having to surprise yourself with disgruntled adjustments because the refrigerator is too close to the stove. Anticipating what can be figured out and getting it down on paper is the best chance to get in reality the home of your dreams.

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How to Grow Your Own Home

Three and a half years ago, in a commitment to honor my passion for writing as well as run a construction business, I started this blog as a tool to market. Rumors surged on the internet that thousands of clicks could generate income as well as clients. It helped that some basic education about the working reality of the industry (kitchens are not renovated in a week!) could be useful. Simple logic, curiosity and desire justified the experiment.

Changes in my personal life, the passion for writing from my heart and the closure of my construction business all combined to cement my focus on my other site, leaving this one long dormant. The ads were not generating the revenue anyway and the terms "SEO" and "back-links" were not yet common, so the effort was easy to lay aside.

More importantly, the transition to a life with pen instead of hammer was developing at a rapid pace. Fortunate to still have all my fingers and with rotator cuffs strained but functioning, I felt lucky. Twenty years earlier I had promised myself to not be carrying plywood at this age, but when it looked like I might continue accepting contracts, one day my scaffold suddenly collapsed, the choice no longer mine, landing me on the sofa to sit still until I reached the inevitable conclusion that I should not be working with my hands any more.

Once again, the need of some quick dollars in exchange for so many hours charged enticed me. Intuition was strong that morning to finish the essay I was writing, but integrity compelled me to go to the site and finish the work. In a safety harness earlier on the roof, after lunch, work at gutter height off of ladders with a plank in between seemed another easy dance I had been stepping for thirty years.

I always imagined, were I to fall, there would be time to jump away and go limp, roll to cushion the blow, but this was all much too quick. As the ladder slipped out, I immediately blacked out, an unconscious act of protection so intense I remember actually thinking I had died before landing hard on the pavement, straddling the extended prong of the ladder jack.

The chipped bone in my wrist was the over-riding pain, but ultimately nothing in my life compared to the ruptured urethra that forced me to live nearly two years with a catheter (a tube out of my belly into a plastic bag strapped to my leg) before it could be properly repaired. Added to the insult was the injury that by divorce my health insurance had terminated just a few days earlier, compounding the problems.

The details are well-documented at "Zen & the Art of the Midlife Crisis" and a forth-coming book tentatively entitled "The Peequel", while the most important fact is that after surgery this past June, I am well-healed and emotionally fit to take up my pen again (as well as being once again insured and more careful about the scaffolds upon which I choose to dance). Determined to earn my keep with more words than nails, but loaded with knowledge and experience of the construction business, logic dictates again that the two worlds should blend.

Lately, my hands have gotten dirty with several projects for myself and others. In breaking out the tools and balanced gingerly on a ladder, pondering the low cost and high convenience of self-publishing, essays constructed here can easily be produced into ebooks. By a few simple key strokes, they can be readily available to the transformed demographics of this new generation of home owners who are comfortable with computers and less skilled with their own hands.

By economic necessity and less abundant resources, the expansive developments of new houses are dwindling and renovations of the huge inventory of existing homes become the attainable standard. Transformations of smaller capes into beautiful colonials are more easily financed than skipping about from neighborhood to neighborhood.


The need for education is profound and the internet has become the resource from which all else flows. People are more empowered than ever to make their own choices, but need impartial guidance to learn the way. In seeking a contractor or before taking a sledge hammer to their own walls, it will help to find information about the processes physical and emotional they may have to endure. With this site and ebooks to follow, I can weave some experience into a supply that can feed the demand.

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First Visit

Considering that a simple bath renovation can be $20,000 and a whole-house make-over ten times that amount, it is amazing how little time and money people have to make such a large decision. In actuality, the first visit can decide everything for the builder, including not being invited to return.

Amazingly also, often the most basic courtesies can be overlooked, or worse, ignored completely. I have a notorious reputation among my co-workers for being late (always trying to squeeze something else in), but for a client, I am usually complimented for being on time. Since cell phones have become a tool (and we really did manage to live without them), a call acknowledging 15 minutes of tardiness is actually impressive.

In the last ten years, it has become common that houses are “shoeless”, so removing them immediately, waiting to be asked, or tromping right off the last job site and splattering mud all over the carpet of this one gives the owner a lot of information. I know a contractor who whipped out medical booties upon arrival and immediately established his expensive-but-worth-it reputation.



Again, this is the time to get to know each other. The builder needs to get oriented to the house, learn a little about the client’s needs and their expectations. Owners also have a lot at stake when inviting a stranger into their home to make months’ worth of mess and (hopefully) clean it all up again better than ever before. Feel out how you might get along. Are you each understanding the other? Are the ideas translated accurately? Finding a common ground beyond the project creates a connection and the trust begins to grow.

Standing in the space to be renovated while chatting through introductions gives the builder a chance to eye the surrounding trim, measure up the style and characteristics to be matched. As the owners explain their thoguhts, reassurances and expressions of confidence draws out their enthusiasm. Perhaps a brain-storming suggestion leads them to simple solutions they had not envisioned on their own. In the best of circumstances, it is an open dialogue of questions and ideas to shape the scope of the project.


Only after the full tour and careful, focused listening is the tape measure produced. With a CAD program that requires accuracy, I take my time, sketching the floor plan and writing every pertinent measurement on my intake sheet. The owners feel useful holding the “dumb” end of the tape; others rush off to tend to children, leaving me to calculate alternatives and ponder scheduling issues.




This modern age has given us digital abilities to take all the pictures, angles and details we need to recall accurately the existing conditions a week and three other sites later. Being thorough, even if the work is limited to one room upstairs, it matters to see the electric panel to know if there are additiional circuts and no ancient wires. The heat system could have bearing on the plans, or a critical post directly below the renovation might be necessary.

How much to discuss the budget is a topic all on its own. Some people tend to hold their number closely, fearful that revealing it will raise the price to just over that amount. Others admit they have no clue what such ideas might cost (they usually balk and postpone). In actuality, I believe—being honest and forthright—that a discussion of the budget on the first visit is healthy. The builder gets a sense of how serious is the prospect. The client may get a reality check to temper their expectations.

Usually, the owner cannot resist asking for a “ballpark” estimate. This is extremely dangerous because no matter how informal their request may appear to be, an inaccurate number offered at this early stage can haunt the negotiations a year later. I have learned to quote in very ridiculously broad strokes ($50 to $100 thousand), gracefully exiting with a follow-up date and an agenda to narrow that number to within 10% on the next visit. Then, they're looking forward to my return.

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To See or Not to Say

While contemplating the topic of communication for my next blog entry, a distressed call from a client in New York City provided the perfect opening. The reloading of the rebuilt pantry in their Vermont ski home caused some shelving to collapse, leaking vinegar under the brand new floor.




Simple communication could have avoided the calamity entirely, or at least minimized the trauma to a woman already disrupted by a $20,000 price tag for a leaky dishwasher. Had I communicated better, the decision would have been hers. Lacking that, the responsibility is entirely mine, and on her post-construction report to the insurance company, the client is likely to erase "beautiful" and underscore "shoddy."

Too easily, the relations of client and carpenter swing on subtle phrases and shifts of body. Immediately, I was understanding from all manner of their communication that this repair needed to be timely and efficient, completed within a definite period to allow them to return to New York. No matter the stresses on our part, the clients communicated clearly their need to finish.

Then was the time to address issues of distance from shop to job (it was not our usual stomping grounds) and winter road conditions. The normal renovation unknowns were also in play: how easily would things come apart; how available were materials; how much coffee to keep the work going forward would equally require trips to the bathroom. Lastly, the drop cloths and protective poly needed to be set up and taken down each day so they could eat.



It is difficult to communicate these "ifs, buts and wells" to a new client without creating doubt and distrust. In those first moments as strangers about to become housemates, much needs to be established, yet the language best used is not at all clear. Your green might be their red, but you are both optimistically opening your cans of paint and spreading the color. There is trust that it will all come to a good conclusion.

Along the way, things happen and the language is invented. The client sees the carpenter works diligently and learns a little about the wife and kids. A few cups of coffee offered goes a long way to win the carpenter's interest in making that next cut a little tighter.

The carpenter becomes comfortable enough to request that cars be moved to store material in the garage. In conversation, the clients reveal their reasons that work cannot continue in their absense, so with a little more understanding, the carpenter pushes harder to finish. Good communication negotiates that the baseboard can be left for later, but the pantry must be restocked.



On the last day, shelf uprights made offsite were delivered to be installed. I discovered then that without warning me, my trusty cabinet maker had used a more standard sized hole, and the older clips for adjustable shelving would not hold. Too far and too little time to go back for the right clips, I "cleverly" wrapped tape on each, pushed down hard to prove holding strength, and proudly proceeded to clean up, confident the right clips could be inserted when work resumed, but in the meantime, the clients had their pantry.

My failure, then, was to not communicate to the clients my slight of clips in hand, but to tell them, instead, to load up: all was back in place. My understanding and wish to meet their needs superceeded the proper cautionary tale, the confession, and probable disappointment. No matter how well the rest of the job has gone, the one failure to inform and advise taints the entire project.

Things happen, but they can always be managed if you trust the process, stick to the rules, and chose quality over speed. Communicate, communicate, communicate. Only then is there a hope of meeting the client in the middle with the room successfully painted the color of their choice.

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Liabilities

Early in my Oregon life, I was the young kid with a new leather nailbelt and tools with no nicks or scratches. Smug with confidence, one day at lunch I drove off the dune where I was repairing rot on a house and headed to town.

At the corner, another crew was adding a basement to an older home. Instead of digging out 8 feet of sand, it seemed a great idea to raise the building four. My neck twisted in a double-take driving past as it looked like only a few posts without braces were holding up the entire house.

Even as green as I was (and I don’t mean environmentally), I thought it looked precarious. I figured the dune in between, which obstructed a portion of the house, must be hiding more substantial support. I continued on my merry way.

On the way back, however, I was amazed to see the house had toppled over, a mass of splintered wood askew grotesquely. The crew, full of adrenaline, were shaking their heads, glad to be alive. I turned right around and ordered some insurance.

It is up to the individual states whether a carpenter needs a license and/or bonding to operate, but every conscientious member of the trade working independently should carry a liability policy.

For the general guy sub-contracting his labor to other companies, it is the first criteria required to establish himself as a legitimate business. A typical policy is for $2 million and costs about $500 to $750 per year, payable in total the first year and in quarters thereafter. Technically, he cannot be paid without providing proof of insurance.

Companies typically will carry larger policies that include the risk of hiring other sub-contractors and have premiums based on a percentage of the gross volume of work. Once a year there is an audit by the company to ensure that any sub paid over $600 in the previous 12 months had, in fact, provided his proof of insurance. Otherwise, he is considered an employee and the company must pay Worker’s Comp on all his hours, a significant penalty if they have paid a few hundred thousand to uninsured subs.

Beyond the legality, it is just good business. The guys in Oregon dropped their belts and walked. With no insurance, they had no means to rebuild the cost of their mistake. In a flash of undersight, they were ruined. The clients were left with a mess—one more bad contractor story that makes it hard for the rest of us.

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