Elite Homes We Build Your Dreams

By Al Greiner

    Choosing a builder can be a very confusing adventure. I've read so many articles about it, I'm confused. I've been a builder for so many years now, it seems like all my life (I can't get a real job! just kidding). Anyway, I've seen some very good builders and sometimes, because of something another builder did, I've been embarrassed to be associated with the building industry. There is no way to know, just by talking to the builder or his references, whether he is right for you. Even Satan himself can come up with three references (I think I may have met them once, but that's another story). I digress, sorry.

    When choosing a builder, I believe that the most important thing you should keep in mind is your compatibility with you builder. You will be business partners for several months if your project is large.  Are you and your spouse comfortable around him? Or, does he rub you the wrong way? Just because he has a lot of flash, glitz and glitter doesn't mean he's a successful builder. He may just be a successful con artist. You need to feel good about him.

    Next, trust your instincts, but verify! I can't stress that enough. Any builder can put together a good looking home, but is it put together right? Remember, the building inspector doesn't inspect for quality, he inspects for code compliance. Although the code covers most parts of a house, the inspector isn't there through the whole process. There are many parts of a house that never get "officially" inspected. In many localities the building inspector only checks footings, rough framing, and final occupancy. There are many things that go on in between inspections that are concealed by the time of the next inspection. You will want to ask people you know and trust if they have had any experience with the builder. Check out some of the houses he built ten years ago. Are the people still happy? Are there any problems that have developed that shouldn't have? Did the builder promptly take care of any warranty issues? These are some of the things that should tell you about his quality and integrity.

    How does he handle his paperwork? This could be more important than the quality of construction. Usually, this isn't an issue. However, paperwork on any large project needs to be handled in a very specific manner. And, it needs to be handled correctly and promptly. See article on "Paperwork." This paperwork is your assurance that everyone is getting paid and on time. It is very important that everyone is paid so that a lien against your home isn't filed later by an unpaid supplier or subcontractor. I've heard of situations where the General Contractor accepted payment from the owner and never paid his subs and suppliers. The home owner was later billed again by the unpaid parties and the builder declared bankruptcy. Thankfully that doesn't happen often but, never-the-less you should make sure the paperwork is done properly. A source for finding out how he handles paperwork could be a title company or a bank he has worked with before.

    Whatever you do, don't use the "shotgun" approach to find a builder . This is where a person attempts to find a builder by calling every builder in the phone book and asking for a bid. Unless times are very lean, good builders will be put off by such an approach. They will already have their plates full with people who want a good builder and are willing to pay for the quality that they can offer. This is not necessarily a high price, just a fair price for whatever level of quality the good builder offers. There are several levels of quality that good builders offer. So please don't confuse the word good with expensive. Any good builder will assume that someone using the "shotgun" approach is looking for a cheap builder. Again, please don't confuse the word cheap with inexpensive. There are good builders who build inexpensively, but the shotgun approach usually brings out the cheap builders. Good builders don't want to bid against cheap builders. Cheap builders will do almost anything to get a job, including the old "bait and switch" method of bidding. This means that they will give you a very low quote and a very confusing contract, then part way through the building process they will hit you with all sorts of additions for things you though were included. They will probably have already been paid a down payment and will walk off the job if you refuse to pay for the "extras." So, be warned. A better way to find a builder if you don't know any, is to go through the yellow pages, newspaper ads or the local Home Builders Association directory and contact a few builders for interviews. Then, see above paragraphs. If unsuccessful repeat the preceding two sentences and call a few more.

    Finally check his builders license and insurance. Any contract for over $600.00 requires a builders license (it doesn't work to break up a larger contract into smaller ones). The builders license is a double edge sword. First it protects you, the homeowner, by allowing you to bring a lawsuit against a builder in the event that you are damaged. Second it allows you to be reimbursed for some of your damages by the Homeowners Lien Recovery Fund, which all builders pay into from a portion of their license fees. However, the builders license also allows a builder to bring suit against a homeowner in the event that the homeowner damages the builder in some way. In short the fact that a builders license is held allows any conflicts to be settled in court. No builders, license no lawsuit. That could be good if you want to get a brand new house for $600.00, (just kidding!). A builder should also have proper insurance. Liability insurance is a must and workman compensation is needed by anyone who has employees other than family members.

    Look for someone you know. If you don't know anyone, look for someone you are comfortable with. Trust, but verify. Always check for license and insurance.

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Last modified: 03/12/06