Dakota Builders - Home Remodelers Serving Tucson and Southern Arizona

 

 

 

 

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So Where Do I Start?
It starts with you, your ideas, wants and needs. Define those as completely as you can, preferably in writing. Even collecting photos of things you've seen and like can help. The process of writing helps organize random and spontaneous thoughts so they become tangible enough to discuss.

Who comes first, the Architect or the Remodelor?
Well, both, really. As professional remodelers, we're more than happy to work with your plans or your architect. However, we can also approach it as a team, bringing in an architect that we select based on your description of needs and ideas. That way we all are starting from the same points, and we get all the information we need at the same time. Architects and remodelers each have distinct fields of expertise and different perspectives, so the melding of these can only lead to a better and more complete solution.

What should I do before your first visit?
If I come personally, ice down a Diet Coke, please.
As above, define your ideas, wants and needs as best you can. Just as important, consider the kind of investment you are prepared to make in home improvements and determine the source(s) of that investment. That clears the way for thinking in detail about the plans and designs. Logistics will follow these consultations.

What should I have available for our first Consultation?
Have your ideas written down or sketched out, and set a limit on the budget. You might also, depending on the scale of your Project, try to obtain existing drawings, site plans, CC&Rs, and rules set by your Homeowners Association that would put constraints on your imagination. Also, if you have already decided on specific items to incorporate (appliances in a kitchen, for example), have those specifications (we call them 'specs' or cut sheets) available so we can design and plan with them in mind.

Do I have to do all this research myself?
We certainly can get all the information you need once you know what you want, but if you are determined to stick to a budget you might want to do some research before you start dreaming and planning the finished product. Then there will be fewer surprises and fewer delays while you rethink your priorities. During the consultation and planning we can tell you about some affordable alternatives. We do this by focusing on the ways you want to use the space instead of the exact way you want it to look. We're happy to help you, as are our subs and vendors, but there may be some (often credited to a final Agreement) fee(s) associated with that until an Agreement is executed.

Shouldn't I just get three 'bids' and take the middle one? I mean, if one's high, one's low, I should be safe in the middle, right?
No. This is not the best way to make what could be the single biggest investment in probably your largest asset! Make your selection based on competence, referrals, records, credentials, and the relationship potential. Remember, you're going to be involved with your remodeler (in the case of Dakota, a Lead Carpenter) for anywhere from a few weeks to a few months. You really have to like this person. My advice is: Have interviews with three or more companies. Then ask: Who can bring the most resources to my Project? Who has the best experience and track record? Who belongs to a professional association or carries a professional designation? Who did I feel most at ease with? Ask yourself, Is this the type of person I would like in my home every day? A hard choice might be decided on how well you can communicate with the various 'bidders,' for good communication, you will soon find out, is the basis for any successful relationship. (Do I sound like a marriage counselor?) After all is said and done, the best choice might well be the middle 'bidder' (I hate that word! It's so misleading!) The important thing is to get the process right for making the most appropriate choice.

How about I just get all the 'subs' myself, and do my own Project?
How much time do you have? What's your time worth? What is your family time (that you'll be taken away from) worth? Do you have the contacts and knowledge to competently and successfully deal with all the necessary parties? Do you know people (subs and vendors) who have a track record of reliability and fairness? (Enough questions yet?) Suppose you can do it -- will you like it? Probably not!
Sure, as professional remodeling contractors we charge extra for that service of managing and facilitating your Project. But it may not be that much more for managing outside expertise: On a smaller Project, we might perform most or all of the actual labor 'in house' (instead of hiring subcontractors). We do have various specialized talents among our crew. What a contractor can do, in addition to the physical and logistical processes, is provide peace of mind by guaranteeing protections like insurance (our own and verification of others), paying our taxes (so you can't be held responsible for an entity not paying proper employment taxes), following rules and codes, pulling permits where necessary, and capitalizing on our years of experience with people around town to bring the most appropriate team of experts to your Project.

So how much do I have to pay for all that? Is it double?
This is America, the land of the free -- which means that the proportion of overhead can vary from contractor to contractor. It also means competition. The sheer number of contractors in a town this size will ensure some sort of equity—as long as the qualifications and level of supervision are equitable! I would venture to say that, again depending on size and scope, in any Proposal, a remodeler's overhead and profit might represent around 30% of the total. Of that total, it is rare and exceptional that a remodeler nets more than 8%, and usually it's a little less. Remember, the first 6 to 8% of gross profit goes to taxes and some insurance. We do expect to see a fair and reasonable 'return on investment' in our business (also notoriously called profit). And we do need to be competitive in our delivery of service.

So, why don't you give free estimates? I called other remodelers and they all do!!
Well, if it's free, I guarantee you that you got what you paid for!
We charge a small 'consultation fee' that leads to providing an estimate without an additional charge, so in fact we think we give a better value, our time considered. I'm not sure that's equitable to us, but we still do it because, of course, we want new customers. The small up front fee almost covers our expenses and justifies time taken from our day, which ordinarily is devoted to our existing Customers.

I just got a 'bid' for a room addition, and they didn't ask for any plans, so how come you do?
Well, what did you get a bid on? How did that bidder know what is involved? And how do you know what's going to be built for that amount of money? Sure, I can scratch some numbers on a pad, but until we have tangible documents to refer to, you don't have anything reliable. And neither do I!

Is there a 'slow' time for you?
Yes, right away in the morning (before the first coffee or Diet Coke!), and when I get home. Okay, seriously now…Remodeling is a little less reliant on the cyclical factors that affect the new homes market. We really aren't subject to the usual variances in the economy, either. Our industry researchers reported an increase in remodeling after 9/11, a kind of 'nesting' response. Our view isn't that scientific. It's just nice to know people love their homes. We are also less affected by weather than new construction. (However, it's a great advantage to have inside projects in the heat of the summer.) If there's any slow time for Dakota it's in December, over the Holidays, when people want to have family home or entertain. But sometimes people want us to do projects while they are gone at that time.

Okay, so how long will it take?
Well, like they said in the movie 'The Money Pit': about 2 weeks. And 2 weeks more, and more, and …well, you get the idea.
But it's shorter if we're organized and ready to go. For example, if we're tackling a kitchen, have your appliances on site; like the saying goes, a stove in the garage is better than two in the showroom. How much time do we need for planning and scheduling? How well defined are your plans and specs? How much lead time do we need for design? What about those permits? HOA review? We will generally start a project with an estimated time frame, but decisions and choices need to be on track and on time to make that achievable. On either side of the agreement, people can get sick (and sick of each other!), emergencies might arise, and back orders and other uncontrollable processes may cause delays. I try to stay within a range of weeks or months, and while that may not be as exact as a client wants, it's at least not setting up false expectations.

Can I save money by doing some work myself?
Another great answer: Maybe. But how do we structure the warranty? (I can't ask my electrician to warrant your fixture installation.) And who's responsible for the schedule, if your time is involved, or interference with our schedule? If we can make a clear definition (like you do some finish work AFTER our work is complete) it might work out. A major concern is typical trade warranties stipulate that once you start that finish work, you are accepting everything done to that point. For example, if you paint a wall, you've implicitly accepted the drywall work and finish. Another way to explain it might be that the final finish work gives us a last chance to catch defects that are very difficult to spot in the big picture. So, you need to be conscious of who's responsible for what, the effects on scheduling, and the impact on warranty issues.

In that same regard, can I furnish my own fixtures or other supplies?
This is easier to define and generally more acceptable. Realize that we won't cover a warranty on anything we (or our subs) don't supply. So, while the installation is warranted, the fixture is not. It has to be there in advance (plumbing fixtures at rough-in, for example), and you'll need to take the dimensions and other information needed on your own to the supplier for ordering. There's another way: We often counter this kind of proposal by suggesting we give you an 'allowance' and then send you to specific vendors/showrooms for selection. That way, you get a budget, and we carry the warranty on items covered by our allowance.
Note: Take a very close look at allowances. An unrealistically low allowance can be misleading; you think you've got a great 'bargain' price, but only because the allowances are not commensurate with your Project. If you use allowances, make sure they're all the same, or you account for the difference.

My brother-in-law (or uncle, sister's best friend's boyfriend's father, etc.) is an electrician (plumber, drywall, etc.) -- so can he do that work for you?
Most of the answers above apply here. No one can work on a project site that is not properly insured and licensed. Our Agreement precludes anyone not authorized or included in our Agreement with you. This protects us both. What if someone of your choosing does the plumbing and we notice at the trim stage that the rough-in of the shower valve (now set in tile) is wrong? Or the commode is misplaced by three inches? Or the stucco has damaged the clad window finishes because it wasn't cleaned in time? If we're going to be responsible, we need to direct the work and all the sub-contracts.

How do you select your subcontractors?
Well, the good news is we don't just 'get three bids' and take the middle one!!
We use much the same process: tried and tested referrals, including reputation, impact our selections. Most of the folks working with us now have been associated with us for some time, to give a pretty good team approach to our Projects. As with our own pricing, they realize the need to be competitive, 'cause there's a thousand of every kind of contractor out there. By treating them with respect and in a professional manner, we get the best service for you, our Customer.

Can I pay in installments?
Sure, I like about 125% up front, and then if I'm in a good mood when we're done, we give a little back!! Okay, now for the straight answer:
Sure. In fact, it would be unheard of (and a little unscrupulous) to do anything other than take 'installments'. These installments, called 'draws' in the industry, are usually tied to milestones or other easily defined events such as 'at start of frame' or 'at start of drywall' or 'start of paint or other finishes'. And we here at Dakota also take your credit cards, so you can earn those 'bonus miles' that came with it!

Do you offer any financing?
Sure, put down a deposit of ten thousand, and we'll carry five!
We had a financing capability at one time, but with the competitiveness of home equity lines and loans, it wasn't any advantage to us or our prospective Customers.
We do have contacts within the financial market that we could certainly point you to, if that would help.

What if I don't like something when it is finished?
By all means, tell us first!!! I hope you tell us before it's finished, but if for whatever reason it just 'doesn't look right' at completion, let's talk about it. Did you misunderstand the description we offered? Was it damaged in transit or by another vendor or trade contractor? Was it just a poor or poorly advised placement or selection? Whatever it is, we'll work with you to find an acceptable solution. Does that mean we'll just replace or re-work it free of charge? Not necessarily, but we will find a solution that is the best position for cost, time, and your ultimate satisfaction. And, of course, if we made an error, it's on us.

Do you come back and fix things that don't turn out all right?
For most items, the Arizona Registrar of Contractors stipulates a 2-year warranty on workmanship. Materials are warranted either for that same period, or as prescribed by manufacturer. (For example, if your water heater came with a 1 year warranty, it's 1 year; if the heat pump came with a 5 year warranty, it's 5 years—but in both cases under the terms and conditions set forth under those warranties).
We always want to know first when something isn't performing, or again, just 'doesn't look right'. If we can identify the cause (or sub or vendor) we'll take care of it. Or, if we can just offer some advice or tips on dealing with a maintenance issue, we'll do that, too. We want to be the first people you turn to for any building or remodeling related issue. We may not be able to find an immediate answer, but we'll ask 'til we get one. We want your patronage today AND tomorrow.