When property owners are ready to select a bid from three or more proposals, how do they do it? Usually three answers come up: the cheapest, a friend's recommendation, or the fastest. Each of these criteria may or may not bring you a successful project completion. However, a few other factors are important to consider.
Eight Criteria for Making a Decision:
1. Cost: Is the projected cost fair and competitive?
2. References: Are there testimonials for the quality and service provided?
3. Efficiency: Can the work be scheduled in a timely way, including permits, permissions, and inspections to proceed legally and including weather conditions that ensure quality?
4. Reliability: Will the contractor do what it takes to get the job done right through completion and project approval?
5. Competency: Can the bidder explain to you what needs to be done and how, so that you understand and agree with the plan of action?
6. Credibility: Does the bidder have updated and paid-up insurance and other requirements for operating in your city, county, or state?
7. Accountability: Will the bidder take full responsibility for the performance of the labor?
8. Value-added: Will the bidder offer any extra value for your business, such as a blog site for informing customers or free bids?
We trust that these factors will guide you to a clear selection of the best bid for you. We may not always be the cheapest, but we will provide you with the best value for your dollar. You may not have a friend who had a good experience with a contractor, but we can provide you with references. We may not be the fastest, but we will take the time to do your project well and right. We serve the Greater Kansas City area as well as Johnson, Wyandotte, Leavenworth, and Miami Counties in Kansas. Call us at 913.492.3881 for a free bid.
Thursday, April 2, 2009
Get to Know Your Contractor
Part of the homework a construction customer or client will want to complete is getting to know the contractor who will perform the work required (including compliance with codes and regulations) and the work desired (the wishes and dreams of the property owner). You will want to know how easy it is to communicate with the contractor, how reliable the contractor is, and how competent the contractor is.
With that in mind, we like to introduce ourselves:
Karen Anderson is the principal owner and manager of Outdoor Construction, Inc. She manages the office, including phone messages, paperwork, marketing, strategic planning, official communication and reporting. Karen is a teacher who worked in construction management and materials procurement during the summers in New Mexico. In 1996 she assisted Lans with the upstart of Outdoor Enterprises, a sole-proprietorship, in Kansas. In 1998 the company was incorporated as Outdoor Construction, Inc. (Karen is the old person with gray hair. She enjoys working with the guys,and they keep her laughing and hustling.)
Lanson (Lans) Hotchkiss is the president and secondary owner of the company. He is the lead estimator (bidder) and welder, the senior equipment operator, master concrete finisher, field supervisor, and overall trouble-shooter and problem-solver. He has 16 years of experience in the field, and his input into strategic management has been essential to the success of our business. (Lans is the short guy wearing boots no matter the weather.)
Corey Springer is the lead electrician and foreman with 7 years of experience in the construction industry. Corey does some welding and operating, as well. His customer service focus is an asset to our business. (Corey is the tall guy wearing athletic shoes and blocking the clouds.)
We do our best to maintain a good sense of humor and a strong sense of service in a competitive industry. Let us assist you on your next project (913.492.3881).
With that in mind, we like to introduce ourselves:
Karen Anderson is the principal owner and manager of Outdoor Construction, Inc. She manages the office, including phone messages, paperwork, marketing, strategic planning, official communication and reporting. Karen is a teacher who worked in construction management and materials procurement during the summers in New Mexico. In 1996 she assisted Lans with the upstart of Outdoor Enterprises, a sole-proprietorship, in Kansas. In 1998 the company was incorporated as Outdoor Construction, Inc. (Karen is the old person with gray hair. She enjoys working with the guys,and they keep her laughing and hustling.)
Lanson (Lans) Hotchkiss is the president and secondary owner of the company. He is the lead estimator (bidder) and welder, the senior equipment operator, master concrete finisher, field supervisor, and overall trouble-shooter and problem-solver. He has 16 years of experience in the field, and his input into strategic management has been essential to the success of our business. (Lans is the short guy wearing boots no matter the weather.)
Corey Springer is the lead electrician and foreman with 7 years of experience in the construction industry. Corey does some welding and operating, as well. His customer service focus is an asset to our business. (Corey is the tall guy wearing athletic shoes and blocking the clouds.)
We do our best to maintain a good sense of humor and a strong sense of service in a competitive industry. Let us assist you on your next project (913.492.3881).
Saturday, March 21, 2009
Estimate, Bid, Cost-plus, or Change Order?
Common terms used in the construction industry are often used as if they are synonymous, yet they each have distinctive definitions in general business.
An estimate is a best-guess cost amount that a contractor (the lead company for the entire project) or subcontractor (the vendor company that provides a part of the project) gives to a customer for the services and materials requested. The actual amount billed to the customer later may be more or less than the original in the written or spoken estimate. The customer may put some perimeters on the actual amount by contracting for approval over any costs that are a certain percentage or amount above the original, such as 10% or a range no more than $500 above the estimate. To recognize an estimate, consider this statement, "You should be able to get that done for under $2000." Notice the generalizations and the "should." Estimates typically lack detail and specifications.
Bids are actual amounts that a contractor or subcontractor determines is an appropriate, competitive set amount that he or she is willing to receive in return for fulfilling the customer's requests for service and materials for completing a construction project. This cost to the customer includes actual operating costs and compensation for labor with a margin for profit. We at Outdoor Construction, Inc. use bids that are good for 30 days, so that everyone knows up front what to expect in the invoice and in the payment plan and customers have plenty of time to make their decision to accept or reject the offer. We prefer that our customers are treated fairly with no adverse surprises at payment time.
Cost-plus is used when the necessary labor and materials are partially unknown. Maybe a customer wants a room remodel, but the customer has not decided on which tiles to put on the floor or the builder is concerned about what condition the water-stained wallboard behind the paneling may be in. The contractor or subcontractor may propose a percentage above actual costs for final compensation. Costs may include fuel and transportation (some suppliers use fuel surcharges that are added to their invoices), as well as materials, and materials' costs can vary from the beginning of a project to the completion. Customers should be wary if no ceiling is put on the "plus" part of this method. This is why we at Outdoor Construction, Inc. use change orders with our bids.
Change orders are amendments or attachments to the original bid to accommodate changed minds and changing conditions. Once projects are started, new information, regulation, and adjustments may present themselves and may have to be accommodated. For example, perhaps the material the customer originally wanted in the construction project is no longer available and a more expensive material is the best alternative. Both parties sign the written agreement and expectation before work proceeds on the project. By doing this, we strive for clarity, quality, and integrity.
One caution for customers to keep in mind is that the cheapest estimate, bid, or cost-plus is not necessarily the best. We often find our customers from the legions who have received inferior products and services from amateurs posing as respectible contractors or subcontractors. Check for certificates of insurance, licenses if required in your county or city, FEIN company identification, field experience and expertise before hiring a company to complete your job. A company that provides these assurances and labor or product guarantees will have higher operating costs than individuals who lack this kind of integrity.
In the long run, it is easier, safer, and cheaper to get the job done well the first time rather than hiring a second company to fix the problems the first company left behind. Go to www.outdoorconstruction.com for more informaion or to contact us.
An estimate is a best-guess cost amount that a contractor (the lead company for the entire project) or subcontractor (the vendor company that provides a part of the project) gives to a customer for the services and materials requested. The actual amount billed to the customer later may be more or less than the original in the written or spoken estimate. The customer may put some perimeters on the actual amount by contracting for approval over any costs that are a certain percentage or amount above the original, such as 10% or a range no more than $500 above the estimate. To recognize an estimate, consider this statement, "You should be able to get that done for under $2000." Notice the generalizations and the "should." Estimates typically lack detail and specifications.
Bids are actual amounts that a contractor or subcontractor determines is an appropriate, competitive set amount that he or she is willing to receive in return for fulfilling the customer's requests for service and materials for completing a construction project. This cost to the customer includes actual operating costs and compensation for labor with a margin for profit. We at Outdoor Construction, Inc. use bids that are good for 30 days, so that everyone knows up front what to expect in the invoice and in the payment plan and customers have plenty of time to make their decision to accept or reject the offer. We prefer that our customers are treated fairly with no adverse surprises at payment time.
Cost-plus is used when the necessary labor and materials are partially unknown. Maybe a customer wants a room remodel, but the customer has not decided on which tiles to put on the floor or the builder is concerned about what condition the water-stained wallboard behind the paneling may be in. The contractor or subcontractor may propose a percentage above actual costs for final compensation. Costs may include fuel and transportation (some suppliers use fuel surcharges that are added to their invoices), as well as materials, and materials' costs can vary from the beginning of a project to the completion. Customers should be wary if no ceiling is put on the "plus" part of this method. This is why we at Outdoor Construction, Inc. use change orders with our bids.
Change orders are amendments or attachments to the original bid to accommodate changed minds and changing conditions. Once projects are started, new information, regulation, and adjustments may present themselves and may have to be accommodated. For example, perhaps the material the customer originally wanted in the construction project is no longer available and a more expensive material is the best alternative. Both parties sign the written agreement and expectation before work proceeds on the project. By doing this, we strive for clarity, quality, and integrity.
One caution for customers to keep in mind is that the cheapest estimate, bid, or cost-plus is not necessarily the best. We often find our customers from the legions who have received inferior products and services from amateurs posing as respectible contractors or subcontractors. Check for certificates of insurance, licenses if required in your county or city, FEIN company identification, field experience and expertise before hiring a company to complete your job. A company that provides these assurances and labor or product guarantees will have higher operating costs than individuals who lack this kind of integrity.
In the long run, it is easier, safer, and cheaper to get the job done well the first time rather than hiring a second company to fix the problems the first company left behind. Go to www.outdoorconstruction.com for more informaion or to contact us.
Friday, March 20, 2009
Preserving Your New Concrete
Curb appeal, safety, and property value are a few good reasons to tear out and replace old concrete or to add new concrete construction. Stamping and staining are creative techniques to provide design and color options for floors, driveways, patios, and sidewalks. Whatever you choose and for whatever reason you choose it, a few tips will help you enjoy your concrete.
How to Enjoy and Maintain your Concrete:
1. Make sure the installers meet city building codes for strength, slump, and slope and American with Disabilities Act (ADA) compliance specifications for applicable concrete installation. The amount and size of rebar, dimensions for approaches, preparation of ground, and forming--all these details lead to successful placement of your concrete.
2. Indentations or saw-cuts are necessary every few feet to control cracking as the concrete cures. Expansion joints can help, too.
3. Let concrete cure for two days before walking on it and five days before parking or driving on it. Movement and weight can disturb and scar the concrete before it can settle and strengthen.
4. If cement (the powdered additive) or wet concrete (cement added to aggregate, sand, and water) get on your skin, wash well with soap and water. Also, vinegar can neutalize a burning sensation.
5. Rinse wet concrete off of areas such as shoes, clothing, tools, toys, or other items to avoid encrusted and ruined things.
6. Typically, the drier the concrete mix, the stronger the concrete construction. So, wind, rain, humidity, and temperatures can affect the drying and curing time. Sometimes, chemicals can be added to compensate for the conditions, and sometimes tarps should be used to protect the new concrete. Professionals know when to install concrete and when to wait.
7. Avoid getting fertilizer or ice-melt mixes on the concrete surface. These chemicals will cause the surface to spall (meaning, the top surface pops off!).
How to Enjoy and Maintain your Concrete:
1. Make sure the installers meet city building codes for strength, slump, and slope and American with Disabilities Act (ADA) compliance specifications for applicable concrete installation. The amount and size of rebar, dimensions for approaches, preparation of ground, and forming--all these details lead to successful placement of your concrete.
2. Indentations or saw-cuts are necessary every few feet to control cracking as the concrete cures. Expansion joints can help, too.
3. Let concrete cure for two days before walking on it and five days before parking or driving on it. Movement and weight can disturb and scar the concrete before it can settle and strengthen.
4. If cement (the powdered additive) or wet concrete (cement added to aggregate, sand, and water) get on your skin, wash well with soap and water. Also, vinegar can neutalize a burning sensation.
5. Rinse wet concrete off of areas such as shoes, clothing, tools, toys, or other items to avoid encrusted and ruined things.
6. Typically, the drier the concrete mix, the stronger the concrete construction. So, wind, rain, humidity, and temperatures can affect the drying and curing time. Sometimes, chemicals can be added to compensate for the conditions, and sometimes tarps should be used to protect the new concrete. Professionals know when to install concrete and when to wait.
7. Avoid getting fertilizer or ice-melt mixes on the concrete surface. These chemicals will cause the surface to spall (meaning, the top surface pops off!).
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