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As you know, building a home is one of the most expensive and potentially worrisome endeavors a family
can undertake. We would like to offer some suggestions to insure that you get the best combination of
quality and price value for your investment.
It is easy to focus on the bid prices being offered by the competing Contractors and neglect the details
that make up these bids. Failure to adequately review the specifications and descriptions represented by
the bids can leave you with a "bargain" price that is not such a bargain.
Here are some suggestions to help you in your comparison:
Compare the Contract Documents
Does the bid package include all the contract documents? This includes a site plan, blueprints, a Description
of Materials, and a Contract.
Typically, professional Contractors will first issue a rough estimate, sometimes called a "pre-bid" by letter or
over the phone. This pre-bid is meant to give you, the Owner, a rough idea of the cost of the project, based on
preliminary plans. If necessary, your budget and/or plans can be adjusted at this point.
An actual bid, conveyed by a formal Proposal, is usually accompanied by the contract documents listed above.
Compare the Scope of Work described in the Proposal to see that each of the bidders is describing the
Contractor's obligations and the project itself in a similar fashion. Then compare the items listed in the
Description of Materials. Are the items of similar quality and description? A close review of the Scope of
Work and Description of Materials will often show discrepancies between the various Contractor's bids. Once
identified, you can then weigh these differences while considering which bid to accept.
Does the Contract document itself commit the Contractor to the timely, efficient and satisfactory completion
of your project? A procedure should be included for alterations, deletions and change orders to the project,
a method to resolve disputes, and a formal completion date with a liquidated damages clause. The Contract
should be fair, concise and complete. The Contract should protect you and your interests.
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Compare the Contractors
Have the individual Contractors provided a list of references?
Since the Contractors bidding on your project are probably not close friends or members of the family, it is
important to understand who you are dealing with, their past performance and their experience. References are
a good way to begin. Though a Contractor will typically include only his most satisfied former clients in a
list of references, some probing questions can glean important information. Was the project completed as
stated and on time? Was the Owner consulted frequently and kept updated as the project progressed? Was the
workmanship of a high quality? Were the materials as specified? Was a Warranty offered? Was the punch list and
warranty work completed in a timely and thorough manner? Would the former client use the Contractor again?
It can also be helpful to ask for a list of vendors, insurance carriers and subcontractors. A quick review of
these people and companies can provide important insights into the Contractor and how he conducts his business.
As you can see, there are many questions you can ask of a Contractor's former clients and business associates
that will predict the experience, reliability and quality that you can expect from him on your project. This
simple process can protect you from many a frustrating and expensive surprise.
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Compare the price
Which bid gives the best combination of quality, service and value?
Now that you have reviewed the Contracts, the Scope of Work and the Contractors themselves, you can begin to
make an informed decision. At this point, the Contractors' bids have been adjusted to give you an "apples to
apples" comparison of the bids. In comparing the Contractors, you have eliminated any Builders deemed
unacceptable because of lack of ability, performance or quality. What remains is a little less precise, but
very important.
Compare the Contractors once again. As you went through the initial stages with each Contractor, was each one
courteous, timely and professional? If they made a promise, did they keep it? How good was the communication?
Were they readily available by phone?
It is important to remember that the Contractor you choose will play a major role in your life, your dreams and
your new home for the next six months or so. The ability to communicate with your Contractor in a thorough,
friendly and professional manner is almost priceless. It can make the difference between a memorable experience
and an experience you would like to forget. And it can save you from needless headache and expense.
We wish you all the best as you progress toward your new home. Bromac Construction is a service-oriented Builder;
we stand ready to address any questions or comments you may have concerning your project. Upon comparison, we
think you will find that Bromac Construction offers you superior value for your new home.
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