The Homeowner's Guide to Managing a Renovation
THE HOMEOWNNER'S GUIDE TO MANAGING A RENOVATION: Tough as Nails Tactics for Getting the Most for Your Money, by Susan E. Solakian (c) 2008 Table of Contents Introduction PART ONE: Basic Principles of Remodeling Project Management ONE — Facing Facts: Remodel, or Move and Remodel The Remodeling Alternative Getting Started TWO — Project Planning 2.1 Obstacles and Opportunities Do Some Research Get a Good Home Inspection Take a Photo Inventory 2.2 Determining What Matters Most Uncover Fundamental Problems Prioritize Your Design Challenges Consider Every Possible Solution The Wine-and-Design Party 2.3 The Master Plan The Task Abstract List Create a Preliminary Cost Estimate Estimate the Resulting Return 2.4 The Budget Allowing for “Soft Costs” How to Use the Wild-Guess Soft-Costs Estimates Chart Setting Aside Money for Surprises Your Planning Is Done! THREE — Design 3.1 Hire the Best Finding the Right Professional for Your Project The Binding Agreement Negotiating a Professional Services Contract 3.2 The Architect Showing Off and Letting Go Phase 1—Concept Design Phase 2—Design Development Phase 3—Construction Drawings The Architect’s Contract 3.3 The Spec Writer Finding the 1-Inch-Long-by-0.06-Millimeter-Thick Steel SewingImplement in the 10-Foot-High Pile of Cut- and-Dried Wheat Starting in the Middle The Spec Writer’s Contract Rehabilitating a Dilapidated Downtown Duplex FOUR — Pre-Construction 4.1 Insurance Requirements Assignment of Liability 4.2 When in Rome... Hunker Down or Move Out? The Deposit Dilemma Find an Attorney Set the Terms of Your Construction Contract Project Files Remodeling Is a Team Sport 4.3 The General Contractor Can You Act as Your Own General Contractor? How Do You Find a Good General Contractor? What Is the Difference Between the General Contractor and a Subcontractor? Contractors’ Licensing Requirements Bidding the Work 4.4 The Bid Cycle Preparing a Bid Package The Pre-Bid Meeting Receiving and Analyzing the Bids 4.5 Negotiating What the General Contractor Really Wants The Negotiation Closing the Deal The Final Details Assembling the Contract Package 4.6 Pre-Construction Activities The Pre-Construction Meeting Expect Stress Preparing the Site Anticipating Collateral Damage Permits and Inspections Easy-as-Pie Project Accounting System FIVE --- Construction 5.1 Disputes The Very Worst Thing That Can Happen When the Delay Is Not His Fault Time Out! You Decide to Stop the Work Call the Attorney 5.2 Progress Evaluations Informal Site Reports and Photos Formal Progress Evaluations Making Fair Assessments Red Flags 5.3 Changes The Gottas Versus the Wannas Hidden Problems and Obligatory Repairs Discretionary Changes There Is No Other Money, Honey 1 5.4 Payments Deductions Releasing a Check The Question of Quality 5.5 Finishing Up Substantial Completion The Punch List The Paperwork Calculating the Final Payment Releasing the Final Payment SIX — Warranty What Does the Contractor Owe You? What Does the Contractor Not Owe You? Warranty Disputes What Happens After the Warranty Period Expires? What About Manufacturers’ Warranties? PART TWO: Our Project ONE — Facing Facts Introduction to Our Project Who Are “You” and What Are You Doing Here? TWO — Project Planning Research Get a Good Home Inspection Create Your First Task Abstract List Your First Cost Estimate Set Your Budget THREE — Design Get Referrals Make First Contact with Your Best Candidates The First Meeting Concept Design—Assessing the Options Option 1 Options 2 and 3 Closing In on a Great Remodeling Concept Design Development The Design Review Meeting Get a Professional Cost Estimate Construction Drawings FOUR — Pre-Construction Activities Administrative Decisions Setting the Terms of the Contract Finding the Perfect Contractor(s) Bidding Negotiating Closing the Deal FIVE — Construction Phase 1 Demolition Setting Up the Site Week 2 The Real Surprises The Evaluation Setting Up Bookkeeping The Change Order SIX — Construction Phase 2 Structure and Framing Week 4 Progress Evaluation Week 6 Week 8 SEVEN — Construction Phase 3 Services and Finishes Week 12 Week 16 Week 20 Monday of Week 21 Week 24 Week 28 EIGHT — Finishing Up Week 32 Final Accounting Gallery — The Grand Tour Appendix — The Contract Index