Finding The Right Builder For Your Arbor, Deck, Fence or Gate

Finding the right contractor to build your next deck or fence can be hard -- especially if this is the first time or if you have had a bad experience in the past. I find that often what homeowners lack is good information about their needs, a set of clear selection criteria, and a list of both the warning signals and signs of great craftsmanship that will help guide them in hiring the right builder.

Knowing exactly what you need and want is critical, because you want to evaluate whether the builder can deliver exactly what you are looking for, rather than what he wants to build you. Sometimes homeowners get talked into a very different design, construction method or material because it is more convenient for the contractor.

Having a clear set of selection criteria is also very important. Many homeowners use price and earliest start date as their main selection criteria. If you are truly in a hurry or on a strict budget -- then these are appropriate criteria. However, they are also going to limit the type of builder who is going to be acceptable to you. Unfortunately, many contractors know this and will quote low prices and an early start date to get the job. And since many homeowners do not have a good idea how much it should cost or how long it should take -- they do not know if they are getting a good deal or not. And they also usually do not know what the average wait time is in their area for a good contractor to start a project -- so they do not know if they are lucky to get an early start date or if they have found a builder no one wants to hire. (Hint: Good contractors like good restaurants usually have a line.)

Finally, a list of the signs of both what to avoid and seek, along with a clear idea of the right type of builder for you will help you quickly and confidently spot the right builder for you.

Knowing What You Need and Want

This is the first place to start and the step that many homeowners skip. Often they hope the process of meeting with several contractors will reveal what they need, what the project should cost, and who they should hire. However, this is like walking onto a car lot and asking the salesman what kind of car he would like to sell you. You wouldn't buy a car like that, instead you would research it on the Internet, read magazines, check consumer reports and know what you want before you walk onto the lot.

So start by doing your own research.

• Check out the projects in your neighborhood, go online, visit your local bookstore or browse the library shelves to get an idea of what you like and the type of features, styles and options available to you. (The related links in my design guides are a good starting point.)
  
• Also, take the time to ask your neighbors and do some research on what things should cost. (The ballpark prices section in my design guides and the starting prices in my online portfolio will give you an idea of what things cost in Los Angeles.)
  
• Next, get an idea of the local materials and building techniques that are used. You can visit your local do-it-yourself building center, check out online building associations and material suppliers and look at the web sites of local builders. (My selecting the right wood guide is a good place to start.)

Know What You Are Looking For

A clear list of criteria for the type of builder you are looking for will save you hours and help you avoid hiring the wrong one. First, write out a list of the things you want in both the design and the builder. You can use the list here as a starting point for ideas.

Ideas For Selection Criteria

• friendly and easy to talk to
• listens, understands my needs and takes action on them
• willing to work within my budget or tell me that he can't
• helpful and knowledgeable about building
• helps me become better informed
• guides me to the best options and choices for my needs
• does work on time
• stays within budget
• keeps me informed about construction process
• is open to me changing my mind several times
• can work with my ideas
• does the work or has a friendly, skilled crew
• offers a choice of materials
• does demolition, construction and painting / staining
• will salvage and reuse old materials and hardware

Then look at the typical builder types outlined below to help you identify the type of builder you are looking for.

Cheapest Builder

• lowest prices (well below local average)
• basic design, few features and options
• immediate start and work delays OK
• average or below average quality of materials and construction OK
• average to below average knowledge and use of craftsmanship

Basic Builder

• price in lowest cost range
• a few basic designs to choose from
• average quality of materials and construction OK
  

Custom Builder

• has good to excellent construction skills
• custom design for your needs and budget, many features and options
• high quality materials and construction techniques
• above average knowledge and use of craftsmanship
• cost in mid to upper price range
• waiting list to start work
  

High End Builder

• has excellent construction skills
• extraordinary designs for your needs and budget, wide range of special touches, features and options
• superior quality materials and construction techniques
• superior knowledge and use of craftsmanship
• cost in upper price range
• waiting list to start work

A List of Positive Signs & Warning Signals

What to look for:

• previous work that demonstrates a consistent history of great work and satisfied clients
• designs that match your budget and preferences
• material choices and recommendations that meet your needs and budget
• ability to talk about craftsmanship, construction details and lots of options
• start dates, construction timelines and completion dates that are realistic and accurate
• an estimate that accurately reflects the final cost of the design

What to avoid:

• lots of promises without a history or previous work or satisfied customers to back them up
• quick start dates combined with lots of start and stop construction days
• low prices that are too good to be true or based on using inferior materials (knots, sapwood) or shoddy building methods
• narrow choice of designs and options unless you are looking for a basic design
• lack of references or testimonials
• unlicensed contractors
• never seeing the contractor except when you call for the estimate and pay the final bill