Small Changes Helped Sell This Home Fast

We recently finished this small bathroom remodel for some wonderful friends who were selling their home. The original tub and surround were never level which caused water leakage at the back corner ledge each time the shower was used. We replaced the tub and shower stall and hardware, re-sheetrocked the entire bathroom in moisture proof board, took out the old medicine cabinet, and replaced the old “Diva” vanity light with a new updated one. The old vanity was repurposed and repainted by the homeowners and we installed a new all in one cultured stone vanity top to complete it. The client painted the walls and staged the new towel holders with white fluffy towels. The result? The house sold in 5 days!   

Planning For A Home Remodel

The best home remodeling ideas are the ones that promise to improve your quality of life. Bathroom and kitchen remodels may have the highest average financial return on your investment, but any home remodeling project will likely add to your property value. BIG or SMALL, it’s YOUR hard earned money and that’s why we prefer to spend ample time with you in determining what you want, the size of the project budget, and how to achieve it. Naturally you don't need to have all the answers, that’s what we’re for, but with a clear understanding about what a project may entail and options available, the better equipped you will be for ultimately making the best decision.

Our approach is in the details, remodeling an existing home is a whole different animal than new construction. It requires experience, knowledge, and problem solving skills. Many homeowners are simply ill-prepared when they go into a project. This often leads to higher job costs, low-quality work, or even non permitted work done by unlicensed contractors which can lead to a whole new can of worms for the homeowner. Regardless of the home area you choose to remodel, by planning ahead the more efficient and hassle free your remodeling project is likely to be.

Is The Notice To Lien Document I Received Mean My House Has Lien On It?

Your contractor is required by law to provide the Information Notice About Construction Liens when presenting the initial bid for projects estimated for over $2000. Typically upon ordering materials some vendors will send out a Notice of a Right to Lien document. This notice does not mean your home has a lien on it. It’s only a notice that if they are not paid they can apply a lien on your home. Unless your contractor is a crook and does not pay the owed amount, it’s merely a precaution by vendors who have a substantial amount of money invested.

In Oregon, construction liens generally need to be recorded within 75 days from the date the project was substantially completed, or 75 days from the date that the lien claimant stopped providing labor, material, equipment, or services, whichever happened first. If these potential lien holders have not been paid 75 days after a job has been completed than your contractor is not operating his business ethically. To enforce a lien, the lien holder must file a lawsuit in a proper court within 120 days of the date the lien was filed.

Contractors who have accounts set up with vendors will have specific terms and dates each month that require balances to be paid. If you’re concerned about your contractor’s track record call the vendor who has sent you a notice and ask them if your contractor has been delinquent.  Chances are if your contractor submitted the Notice To Lien Document with his bid he’s a legitimate and responsible contractor, only in rare cases do these liens actually happen.

Apples To Apples vs Apples To Acorns

When comparing bids, it isn't the cheapest or the 'nicest' person you should select. You should understand why there are wide price differences. It could be there is a gap in your design that is interpreted differently by each contractor or what you have asked for, which means there may be arguments later.  If most of the bids are in line, and one is way high or way low, you’ll want to know why before dismissing or selecting them. For example, if you’ve asked for hardwood flooring the applications vary with selected hardwoods (nail in, click together, or glue) and the cost for install will differ. Are all bids for the same application? How about your cabinets? Are they custom built, off the shelf from the big box store, standard factory ordered? Are the boxes made of solid wood, melamine, particle board? Do they come with standard drawer glides or soft close? Believe it or not there are even grades of soft close guides to choose from.

A highly detailed scope of work is important because this is how you know what you are truly buying. What products are being used? HOW are those products being installed? Protect yourself and do your due diligence before eliminating bids only by pricing. On a major remodel, there are typically a few rounds of revisions before a final decision is made. With thousands of dollars at risk, why would you not examine all the details in comparison? There are a lot of contractors who have very basic proposals for a couple reasons: either they want some ambiguity so they have reasonable doubt should something go wrong, or it can be a tactic with low pricing to get their foot in the door knowing they can upcharge additional costs later.

A price-only decision almost always costs more in the long run.

A contract is just a statement of understanding and agreement. It can be changed as needed right up until you sign it. Ask lots of questions, if the answer isn't in the contract, add it. If you do not understand any part of the contract either have it reworded so you do understand it or have it removed; do not sign anything you do not fully understand and feel comfortable with.

Any contractor for improvement should contain a few key points including a highly detailed scope of work, pricing, schedule of payments, and unknown possible fees/contingencies. It's important to have everything out in the open as a protection to both the consumer and the contractor. Upfront communication is key to a well run jobsite and to meet your expectations.

Remember when you’re reviewing multiple bids are you really comparing apples to apples or apples to acorns? The difference can mean a great remodeling experience or a frustrating one.