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tips
When you are getting bids for an arbor or deck, do you know what you are paying for and where contractors sometimes cut corners? Do you have a good idea how much a patio cover or gazebo should cost? Knowing what to ask and expect from an individual contractor in any field is difficult , sometimes frustrating and can be intimidating. Do you know the difference between a pergola and an arbor? Is there a difference? Below, we've provided you with a list of Tips that we hope will be helpful when communicating with contractors and to give you an understanding of some of the woodworking terminology. CLICK ON A LINK BELOW FOR TIP
Free vs. Paying For an Estimate First, I think giving estimates is part of the basic service, so all my estimates are FREE. I would be cautious of someone who wants to charge you for spending half an hour to give you a bid.
Getting Bids for the Same Project Be sure to give the same project description and building requirements to each person preparing the estimate. You should write down your project requirements and give this description to each person preparing an estimate. Often, homeowners find they learn something from each builder they talk to, so the design and requirements start changing each time they talk to another builder. What you end up with is vastly different estimates, so it is impossible to make an equal comparison. Be sure that everyone is bidding on the exact same project and that the details are the same.
Now, before you start getting estimates, have a good idea of what your project should cost It is also good to know ahead of time your ideal budget range and your high-end number. Why? Because for many homeowners, this is the first time they have the opportunity to have something truly custom built that reflects their personal tastes and preferences. Once the ideas start rolling, it is easy to come up with design concepts that far exceed what you really want to spend. Reputable builders can also work within a budget or give you options based on how much you want to ideally spend.
All the estimates you get should be put into writing and include enough detail so you know exactly what you are buying. Obviously, getting a detailed estimate is preferable to a generic invoice form quickly filled out with the minimum of information.
When comparing written bids or estimates, you need to look at several things:
Review all bids to make sure they all describe the exact same finished product. Usually, homeowners make sure the overall dimensions are the same, but may miss subtle differences in the special requests that some builders may not have included. These are added later as "in progress" work orders, change orders, or "add-ons", and you may end up paying more for them than if they were included in the original estimate. However, sometimes the additional cost reflects valid costs by the contractor who may have to spend time making a special trip to purchase more materials or pay a restocking fee for returned materials. Be careful, because this is one area where contractors who have underbid the project to get your business can now recoup their losses or inflate the profit they can make on your job.
Substructure Materials & Construction Techniques Although you may never see it, the substructure or frame is the most important part of your structure. Why? Because how well it's built will determine how long your project will last. Poorly constructed frames can cause your project to wobble or lean, your gate to sag and not close properly, your arbor to sway and your fence to lean. And, unfortunately, because the client rarely sees it, this is where some contractors cut corners. The first thing to look at is what type of wood is going to be used, and the number and size of the beams or support posts. The substructure or frame should be made with wood that can withstand the elements and will last a long time. The beams or posts need to be strong enough to stand up to years of use. So you want to make sure that your frame is built with not only enough, but that the right size is used. Why is the size important? Because larger beams and posts cost more, so a contractor can keep his material costs low by using undersized or minimum size framing materials. Finally, the construction techniques that bring all these elements together can have a big impact on the life of your structure. You want a strong foundation for your structure, so your frame should be built on solid foundations. Key questions to ask your self are: 1) What type of wood is being used for the frame, support posts or substructure? (In my opinion, all exterior wood should be built using pressure treated wood to prevent rot and the early demise.) 2) How many beams and posts are being used and what size are they? 3) What type of brackets, ties and other hardware is being used to hold all this wood together? And what are they made of? 4) Are the posts being set into the ground, into concrete, or mounted into above ground stirrups?
Visible Materials & Construction Techniques Since this is what the client will see every day, this is where estimates provide the most detail. Again, you want to compare the type, grade, and size of wood used as well as the hardware and construction details. Just as important as the type of wood is the grade and quality of wood used. Cheaper grades cost less, so it is easy for a contractor to underbid a project by planning to use a lower grade of wood. The quality of wood also varies greatly, and selecting from the top of the pile may be fast and easy but undermine the functionality and life of your structure. For example, loose knots make a board weaker and eventually fall out . Cracks, warping, cupping, and other imperfections in your wood all affect the final quality of the project. Key questions to ask your self are: 1) What type and quality of wood will being used? 2) How will the wood be selected and what is the criteria for selection? Will the selection be by the pallet or will every piece of wood be individually evaluated? 3) How will the visible part of my structure be put together? Will nails, screws, brackets, or a combination be used? What will they be made of? Finish Details, Special Requests & Add Ons The final look of your project is often created with the finish details which give you a unique look. However, these can also require more time and materials and lead to a big price difference in your estimates. In addition to the details, you want to make sure all the bids include the same special requests you have made. For example, you might want a special feature like heavy duty hardware for gate latches for a high traffic area, a more complex deck board pattern, decorative end beam cuts to match your house, or an additional arbor tier to increase the visual interest. If each estimate gives you a slightly different quote, you will struggle trying to compare apples-to-oranges-to-bananas. Key questions to ask your self are: 1) Do all the bids call out the same hardware and finish details? 2) Do I need to get an updated estimate to be able to compare "apples" to "apples"? Total Project Cost When looking at the estimates, you also want to look at the total cost of the project. Often, demolition, new landscaping, and painting will be additional costs that do not show up on the builders' estimate. Key questions to ask your self are: 1) How do the estimates compare -- are they close or do they vary widely? 2) Where is the difference in prices coming from? In the lower cost estimates, what am I not paying for? In the higher cost estimates, what am I paying more for? 3) How much time will I need to devote to interacting with the contractor and on-site builders? 4) How long will construction take and what will the impact be? 5) What is the total cost of the project when all the related costs are included? Do any of the estimates reduce the related costs? Getting a Ballpark Price Many homeowners have little experience dealing with contractors and have no idea of what they should budget. They often use the estimating process to get a feel for what their project will cost -- instead of learning what they can get for the amount they want to spend. Most custom-built projects fall into ranges -- from "basic" designs, to "custom" designs built by craftsmen, and the more expensive "high-end" designs. Knowing what range fits your budget can help you decide what type of builder you are looking for. To help you get a feel for what your price range is, I have included a section with starting prices for many projects pictured on the Pricing page. Now you should have a good idea of the costs involved and the price range of the structure you want built before you call for estimates. Terminology for the Different Types of Structures I am often questioned on the difference between a Pergola and an Arbor. Below is a description of several different types of structures that can be used for your outdoor enjoyment:
For a free estimate of your custom project, call us at 404-861-5851 or send an e-mail to absolutecustomww@bellsouth.net.
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