Both homes and yards need tending and regular care; and, in both cases, it is best to nip problems in the bud before they get out of hand. Repairs, whether of an emergency or chronic nature, can be overwhelming. THIS TIP SHEET ATTEMPTS TO GUIDE YOU THROUGH THE PROCESS OF SELECTING PROFESSIONAL ASSISTANCE FOR YOUR HOME REPAIR AND REHAB NEEDS.
CLASSIFY: THE AMOUNT OF REPAIR WORK NEEDED
Do you have several isolated jobs in need of repair? Do you have a leaky toilet or a crack in the wall? --See "Repair" section below
Or, does your house need major rehabilitation work? Are there problems with the structure or entire plumbing or heating systems? --See also "Neighbors helping Neighbors" Tip Sheet for funding resources for rehab
If you are not sure how to classify your repair work and/or think there may be larger problems that you cannot see or understand, you might consider a house inspection service: The American Society of Home Inspectors (770) 989-2588 OR the Georgia Association of Home Inspectors (770) 989-2524 can provide you a list of certified inspectors upon request. The cost for a home inspection may vary but averages around $250.
REPAIR: PLAN FOR ALL OF THE WORK YOU NEED
Even if you cannot afford all of the repairs, planning for the future work will help in the long run. With your repair "To Do" list, you must then decide whether a specialized professional OR an overall "handyman" is better suited for the job.
HANDYMEN: Handymen are best employed for minor repair jobs. Rather than calling several professionals and paying each a fee
for their site visit, you may consider a handyman who is equipped to fix several unrelated problems. Handymen work by the hour and are knowledgeable
in many areas of repair; however, they are not certified or licensed in any way so they require some checking to insure the quality of their work.
Hire them for a limited scope of work (half to full day) and assess their performance. You will not want to have anyone work on your house without
first asking for at least three professional references.
The best way to find a good general handyman is to ask around. Ask your neighbors, friends, and/or family members.
Inquire in your neighborhood. Ask the members of your place of worship who they have found to be reliable. Get in touch with large real estate companies
who are often in need of individuals to do a variety of repairs on a home before they can sell it; these companies have developed relationships with handymen
who do high quality work. Also, check your local newspaper for a listing of handymen. Should you call someone from a newspaper ad or any advertisement, you MUST be sure to check their references.
PROFESSIONALS: If you have a specific and rather large repair (i.e.,
replacing a roof, repairing a deteriorated plumbing system or painting the exterior of
a house), you will need to seek professional assistance. Again, the best source is usually your neighbors, friends, and family.
In the State of Georgia, only plumbers, electricians and HVAC (Heating Venting Air Conditioning) technicians are required to have licenses. Fortunately, there are several professional trade associations which screen their members and can provide a referral list. Contact the Greater Atlanta Home Builders Association (770) 938-9900 and/or the National Association of the Remodeling Industry (404) 766-7179 or 1-800-440-6274
for more information on a referral list.
Be sure you fully understand the terms of the contract before signing. --See "Signing a Contract" section below
HOME REHABILITATION: If you determine that the repairs you need are much larger than simple repair work, you will need to consider coordinating rehab work. Coordinating rehab work commonly requires the services of a general contractor. A general contractor is hired to oversee and coordinate the repair work on your home. While the contractor may do some of the construction, he or she may subcontract the bulk of the work (i.e., roofing, plumbing, and painting). The general contractor can be very helpful because he or she has developed relationships with subcontractors and handles many of the hassles that come with large jobs. The general contractor is paid to oversee all aspects of the project. Depending on the type of work required and the amount of time and resources you have, you may or may not want to pay the added expense of a general contractor.
HIRING A CONTRACTOR: Where to start? Whether you are hiring a general contractor for a large project or looking for a good plumber to repair several leaks you should follow the same guidelines. Keep the following points in mind:
The State of Georgia does not require contractors to be licensed, however, the National Association of the Remodeling Industry heavily screens its members and maintains an invaluable referral list (phone number listed above).
NEGOTIATING A CONTRACT: Comparing costs before you make a financial commitment toward any repair or improvement project is extremely important. Begin by soliciting at least three bids from prospective contractors, based on the same building specifications, materials and labor needed to complete the project. Each bid should include a write-up and specifications that describe all of the work to be done, the approximate time it will take to complete, and the cost of the project. It is important that the contractors specify which type, brand and/or grade of materials they will be using so that you pay for the quality requested. The write-up should include cost ceilings, not just estimates (cost ceilings limit the total cost the contractor may charge you). Finally, it is important that a bid also include the amount of time that the house or portions thereof may be uninhabitable.
REMEMBER: Cost isn’t everything when selecting a bid. One must also check a contractor’s insurance coverage by requesting copies of their liability insurance and worker’s compensation as well as be sure to call any commercial and/or private references.
SIGNING A CONTRACT: REQUIRE a written contract with the contractor’s license number on it and DO NOT SIGN IT until you understand all of its terms; contracts can be extremely complicated. If the total cost is over $10,000, you may want to consult an architect who can advocate to the contractor on your behalf. The contract should include the following:
DURING THE JOB: DO NOT PAY CASH for the work- pay by check, money order, or cashier’s check. Follow the payment schedule you have worked out and do not let your payments get ahead of the work completed.
AFTER THE JOB: Keep a list of the individuals and companies you employed. These will be invaluable for future repairs. Share names of good contractors, handymen, and other home repair professionals with your neighbors, family, and friends!
ã Copyright 1999 Community Housing Resource Center
Written by Scott Ball of the Community Housing Resource Center (CHRC). The mission of the CHRC is to support community groups and organizations dedicated to affordable housing and community revitalization. This Tip Sheet may not be reproduced nor distributed without prior written permission from the Community Housing Resource Center.