How to Plan and Remodel Attics and Basements: Getting ready to build

Translating your design into a finished space is an exciting as well as demanding phase of your project. Even if you hire others to do all of the work, you still will play a major role in the process.

The three keys to ensuring a smooth construction phase are:

- A complete and thorough set of plans and elevations

- Selection of the right professionals

- Realistic assessment of your own capabilities, if you plan to do any of the work yourself

Construction documents

You may have selected a contractor that you already know and respect to do your project, or you may be planning to be your own general contractor. If you do not have a particular contractor in mind, you need a complete set of construction documents, as outlined on earlier, to submit your project to bid.

Soliciting bids

You should observe a certain etiquette when soliciting bids. If you are working with an architect or de signer, this person will most likely handle the bidding process, even though the final selection is up to you. If you are obtaining the bids yourself, observe these guidelines.

- Do not undertake a formal bid process if you already have a contractor in mind. Just negotiate directly.

- In your initial phone call to each contractor, describe the project briefly and mention that complete plans are available.

- Have a list of questions ready about the contractor’s similar experiences, method of scheduling construction, and references.

- Check references by visiting job sites and completed projects. Ask previous clients if they were satisfied with the contractor’s performance and attitude.

- Narrow your choices to three to six people, and provide each with a complete set of plans.

- Set a firm date for receiving bids, allowing at least two weeks if the cost is likely to exceed $10,000 or if there will be several subcontractors.

- If a bidder requests clarification or further information, answer the re quest in writing and send a copy, labeled “Addendum,” to each one of the contractors that are bidding.

- Use the same addendum process for any changes you make in the plans after they have been submitted for bids.

- Along with the price quote, re quest a copy of the contract form that the bidder expects you to sign, and bank or credit references.

- Review the bids carefully.

Selecting a contractor

The selection of a contractor should be based on the following factors.

- Your feelings (the person whose work you like best, who seems most appropriate for the size and type of job, and whose personality meshes best with your own).

- Schedules (yours and theirs).

- Cost (a low bid isn't necessarily the one to choose; it may be an indication of poor-quality work, mini mal supervision, or costly changes later on).

It is unethical to negotiate simultaneously with two contractors after you have received bids, or to invite another contractor to compete after the bidding process closes. Remember to notify all parties of your choice and the winning bid price, and thank them for taking time to bid.

Signing the contract

Always insist on a well-written con tract. It does not have to be elaborate; since most contractors already have their own contract form, you can use it as a starting point. Not all of the following provisions will apply to your situation, but a good contract should include these points:

- Reference to the construction documents as the criteria of performance.

- Stipulation that all permits are to be obtained by the contractor and all work done according to code.

- Specified start and completion dates and a detailed schedule.

- Clear delineation between con tractor’s supervisory duties and yours.

- Specification of the work that you intend to perform yourself.

- A list of all materials or fixtures you will be supplying.

- A payment schedule corresponding to key completion dates.

- A provision for the contractor to supply lien releases from all subcontractors and suppliers before final payment is made.

- Requirements for final payment, including a final inspection by your building department, a certificate of completion by you and the architect, and a 30-day waiting period.

- A certificate of insurance from the contractor covering all risks, with you as a named beneficiary.

- Specific procedures for handling change orders.

- Specific procedures for communication when there is more than one professional involved.

- A method for resolving disputes.

Legalities

In most communities you will be required to obtain a building permit before starting construction. Usually the homeowner is allowed to apply for the permit, but in some communities permits may only be issued to licensed contractors. Once the plans are submitted, it may take a few weeks for them to be checked and approved. You can probably have the permit issued immediately if you are only finishing or making minor changes to existing interior space.

Separate permits are customarily issued for the building, plumbing, electrical, and mechanical stages in a remodeling project.

Besides complying with the law, a permit confers several advantages. It validates any work done that affects the home’s resale value. It decreases the possibility that an insurance company would refuse a claim against fire or other damage on the basis of its dubious origin. It also provides an incentive for thorough planning and design and for a sense of pride in your work. Finally, and most importantly, codes and permits exist to ensure that you and your family will be living in a safe home.

Inspections. Your permit will include a schedule of inspections. As a rule, the inspector will check each phase of the job just before it's covered over with concrete, wall board, or any other material that makes it impossible to evaluate the quality of materials and workman ship. A typical schedule of necessary inspections appears below.

Your contractor will call for inspections and be responsible for answering questions, although you may have to make arrangements to let the inspector onto the premises if the contractor isn't there.

Most inspectors are more than willing to answer questions about their interpretation of the code or their inspection of the work. However, they may not advise you on how to do something. If you aren't sure if the work will meet code, ask a professional builder who knows the local codes to take a look first.

Code compliance. When you do an attic or basement conversion, codes usually apply only to the new work. The building department generally does not expect you to bring your entire home up to current standards unless the building inspector finds a hazardous situation. Some existing conditions in plumbing, electrical wiring, and stairs, for example, may be governed by current codes, but most features of your home are governed by the codes applicable at the time of construction.

If your are doing an extensive amount of plumbing and wiring in an older home, it would make sense to modernize your systems, even if this isn't required by code. Spending a little more money now can save a lot of additional expense later.