Finding good reliable contractors in Central Florida can be a tough task. Some contractors will respond to requests promptly, reliably complete the work, and not break the bank. Others… not so much. Having trouble telling the difference? No worries! We’ll guide you through how to find the best local contractors.
Reputation and Reviews
Before you talk to a single contractor, use the experiences of others to save you time and energy. The best place to start are friends, family, or neighbors (or top-rated Orlando property management companies) who’ve had similar projects completed and were happy with our contractors.
You’ll find many online sources to get an overview of the best local contractors and their work. Check Google, Yelp, the Better Business Bureau, or even social media channels for reviews. Do your due diligence.
And while you should be wary of a company with a bunch of one- or two-star ratings, be just as concerned about businesses with a perfect score. Those high ratings could have come from friends and family (or bought via a review service to boost ratings).
Ask Questions… A Lot of Them
Schedule calls or meetings once you have a narrowed list of local contractors. Ask them tons of questions about their business practices, pricing, and experience with your particular project. Some things to consider asking include:
- What service do they provide and what ISN’T in their scope?
- How do they estimate and price jobs?
- Do they do the work themselves, have a crew, or use sub-contractors for any or all of the work?
- Are they licensed and insured (and bonded)?
Contractor Estimates
When deciding on a contractor, nobody wants to spend more than necessary or skimp on quality of work. The best way to find out if someone is in line with others in their industry is to ask for estimates.
Many reputable contractors already have specific pricing ranges and structures established, such as pricing per square foot for painting or flooring. This allows them to run their business efficiently.
Aim to get at least three or four estimates to determine if they’re in line with others in their industry. If not, ask why.
Hint: Did the contractor send an estimate to you when they said they would? How quickly and detailed an estimate is could serve as an indicator on how the rest of the project might go.
Get It in Writing in a Contract
Remember the 80’s comedy movie “The Money Pit?” Throughout the movie, the couple was continuously assured by the general contractor that their entire home renovation would be done in “two weeks.”
To avoid a similar fate, never let a contractor do work without a written contract. Reliable contractors will want a contract as much as you do. They’ll want to protect their business while you want to protect your investment property.
These contracts should include the timelines that are initially discussed, details of the project, the punch list, and anything else that is to be included for the work to be done accurately.
Hint: A verbal contract is about as good as a cell phone with no service.
Keeping the Project On Track
Every day a rental sits empty it loses money for the owner. That’s why holding contractors accountable to deadlines, checkpoints, and punch lists can help owners gain peace of mind.
Deadlines
Your contract should spell out specifically what work the contractor will complete and by when. It should also specify the penalties if work is NOT completed by the agreed upon deadline.
Checkpoints
When you have a larger rehab project, it can help if you have checkpoints throughout the project timeline. This helps ensure everything stays on track by hitting milestones at agreed upon intervals.
Punchlists
Along with checkpoints, punchlists include tasks that must be completed as part of the project. There could be requirements for passing each milestone in the project or they could be independent of the timeline.
Deviations
Obviously unexpected challenges happen. Find out from the contractor on how these could affect completion dates. Go over checkpoints and punch lists again for updates.
Document. Document. Document.
No one ever wants to have to defend their position, but having documentation can make or break your case. Or, look on the sunny side, you can leave your contractor a glowing review to pay it forward for the next customer. So:
- Keep your estimates.
- Carefully review your contract.
- Regularly go over checkpoints and punch lists with the contractor and their team
- Take detailed and well-focused “before” photos of the area(s) to be worked on
- Get post-project images of the same areas
Our list can help you narrow in a little easier on how to find the best local contractors that suit your needs. Remember the old saying about contractors: “Contractors can be good, fast, and cheap…but you can only pick two.” You get what you pay for.
Consider Hiring a Property Manager for the Best Local Contractors
Want to save the headache of dealing with all this? See what you can expect with a property manager from The Realty Medics! To learn more, call us at 321-947-7653 or request a free rent analysis for your Central Florida rental property and a demo of our services.
