I live in a 900 sq ft 1-bed 1.5 bath and I'm planning to redo my small powder room (5'x5' with 8' dropped ceiling) and the W/D closet that is attached to it. Several people have recommended that when I sign a contract with a contractor, I include a clause that sets an expected date of completion and a daily penalty (reduction in payment) if the project goes beyond the projected completion date.... [more]
I live in a 900 sq ft 1-bed 1.5 bath and I'm planning to redo my small powder room (5'x5' with 8' dropped ceiling) and the W/D closet that is attached to it.
Several people have recommended that when I sign a contract with a contractor, I include a clause that sets an expected date of completion and a daily penalty (reduction in payment) if the project goes beyond the projected completion date.
The reno calls for:
1) Demo and carting of existing tile, light fixtures (wall and recessed), mirror, toilet, sink, closet door to W/D, and removal of current W/D
2) Leveling of all walls and floor for new tile
3) Replacing branch lines to riser
4) Installation of new tiles on floor and up one wall
5) Installation of wall-mounted toilet and new sink
6) Installation of new light fixtures (2-3 recessed and one hanging)
7) Installation of new sliding door to W/D closet
8) Installation of new W/D
9) Painting of non-tiled walls
I'm wondering what a realistic project duration I should specify. 3 weeks? 4 weeks? I will not start demo until all new items have been ordered and delivered, so there will be no lost time between demo and installation.
Also, the rough estimate is about $25K (but that is total cost, including materials and fixtures, not just labor - I have not yet received the itemized labor estimate from contractor). Given that figure, how much should I penalize per day if the project goes beyond the expected completion date?
Thanks for your help.
[less]
Response by flarf
about 12 years ago
Posts: 515
Member since: Jan 2011
Are you also willing to offer a completion bonus for every day the contractor comes in ahead of schedule?
If not, the contractor only stands to lose from the arrangement. There's a lot of work going on in the city right now (including jobs a lot bigger than a powder room renovation), and you risk somebody worth his salt just moving onto the next potential client instead.
If you're worried about the job dragging out, work out a payment schedule based on job milestones.
I'd spend more time finding a contractor you feel comfortable with. Can they provide recent references? Any complaints on the Internet? Insurance up to date? How fast do you get a response to e-mails and phone calls? Do they show up on time for appointments?
Ignored comment.
Unhide
Response by UWSider85
about 12 years ago
Posts: 30
Member since: Aug 2011
Thanks for that reality check, flarf. Are others in agreement?
Ignored comment.
Unhide
Response by Propinquity
about 12 years ago
Posts: 92
Member since: Feb 2012
Are you in a Co-op? In my building we must submit our plans and a completion date. If we don't finish when we say we will, we, not the contractor, are fined something like $200 per day.
Ignored comment.
Unhide
Response by huntersburg
about 12 years ago
Posts: 11329
Member since: Nov 2010
flarf is right, if you want to use the stick, you have to use a carrot too. And also no good contractor gives a crap about your tiny powder room renovation, so by beginning your relationship with punitive negotiations, you really are going to get what you deserve.
Ignored comment.
Unhide
Response by svroad
about 12 years ago
Posts: 23
Member since: May 2012
UWSider85: we recently did reno in our apt. It is important to have a completion date no matter how big or small your project is. Because your project is relatively small, it should not become low priority for your project team such that they shift resources to larger projects and your timeline gets exptended. If the estimated completion timeframe is 4 weeks, you can agree upon a +/- 1 week buffer, but after 5 weeks, if the project is not complete, you can ask for a penalty of some sort. A good project team wants to complete your project on time without delay so that they can move on to other projects. Unless there are unforeseen delays, I do not see why the contractor would overshoot the timeline by a big margin. Definitely have a payment schedule based on milestones
Are you also willing to offer a completion bonus for every day the contractor comes in ahead of schedule?
If not, the contractor only stands to lose from the arrangement. There's a lot of work going on in the city right now (including jobs a lot bigger than a powder room renovation), and you risk somebody worth his salt just moving onto the next potential client instead.
If you're worried about the job dragging out, work out a payment schedule based on job milestones.
I'd spend more time finding a contractor you feel comfortable with. Can they provide recent references? Any complaints on the Internet? Insurance up to date? How fast do you get a response to e-mails and phone calls? Do they show up on time for appointments?
Thanks for that reality check, flarf. Are others in agreement?
Are you in a Co-op? In my building we must submit our plans and a completion date. If we don't finish when we say we will, we, not the contractor, are fined something like $200 per day.
flarf is right, if you want to use the stick, you have to use a carrot too. And also no good contractor gives a crap about your tiny powder room renovation, so by beginning your relationship with punitive negotiations, you really are going to get what you deserve.
UWSider85: we recently did reno in our apt. It is important to have a completion date no matter how big or small your project is. Because your project is relatively small, it should not become low priority for your project team such that they shift resources to larger projects and your timeline gets exptended. If the estimated completion timeframe is 4 weeks, you can agree upon a +/- 1 week buffer, but after 5 weeks, if the project is not complete, you can ask for a penalty of some sort. A good project team wants to complete your project on time without delay so that they can move on to other projects. Unless there are unforeseen delays, I do not see why the contractor would overshoot the timeline by a big margin. Definitely have a payment schedule based on milestones