What should I expect when I hire a contractor like Restoration Solutions LLC to build an addition on my house?

Hiring a contractor to build an addition to your home can be an exciting and transformative experience, but it also involves a significant amount of planning, communication, and coordination. Here’s what you should expect during the process, from start to finish:

1. Initial Consultation & Project Scope

• Meeting and Discussion: The first step will involve meeting with the contractor to discuss your ideas for the addition. You’ll want to provide as much detail as possible about your vision, the space you need, and your budget. Contractors will ask questions to understand your goals, such as how the space will be used (e.g., extra bedroom, office, family room).

• Site Visit: The contractor will likely need to visit your property to assess the existing structure, the available space, and any challenges with the site (e.g., zoning restrictions, access to utilities, or foundation issues).

• Project Scope and Timeline: This is where the contractor will begin to define the project’s scope, including what’s possible for your home and property, how long it will take, and any challenges they foresee in the construction process.

2. Design and Permits

• Design Plans: If you don’t already have plans for the addition, the contractor will likely help you find an architect or designer. These professionals will draft detailed blueprints and layout plans for the addition, considering both your needs and the existing structure. Expect to go through a few design iterations to finalize the plans.

• Permits and Regulations: Once you have the final plans, the contractor will usually handle applying for necessary permits and ensuring that the project complies with local building codes, zoning laws, and HOA regulations (if applicable). This may include permits for construction, electrical work, plumbing, and HVAC systems. Make sure they have experience navigating local regulations to avoid any issues later on.

3. Budget and Contract

• Detailed Estimate: The contractor should provide a written estimate that outlines the total cost of the addition, including labor, materials, permits, and other expenses. This estimate should be as detailed as possible so that you can see exactly where your money is going.

• Fixed Price vs. Time and Materials: Contractors typically offer two types of pricing models:

• Fixed Price: A set price for the whole project. It’s ideal if the scope of work is clear and unlikely to change.

• Time and Materials: You pay for the actual time spent and the materials used. This can be a good option if the project scope is unclear or if changes are expected along the way.

• Contract Signing: Once you're satisfied with the estimate, a formal contract is signed. It should clearly outline the project scope, timeline, payment schedule, and any warranties or guarantees. The contract should also include contingencies for unforeseen costs or issues.

4. Construction Process

• Preparation and Demolition: Before the actual construction begins, the contractor will prepare the site. This may involve removing existing structures, clearing land, or protecting parts of your home that won’t be affected by the addition. Expect some noise and dust as they begin demolition and prep work.

• Foundation and Framing: Building an addition typically starts with laying the foundation (whether it’s a slab, crawl space, or full basement). Once that’s done, the framing (the skeleton of the new space) will be built. This is when you’ll start to see the shape of the new space emerge.

• Utilities and Systems: After framing, the contractor will install plumbing, electrical wiring, and HVAC systems. This is a crucial stage, and the work needs to be done carefully to meet code and ensure safety.

• Interior and Exterior Work: Once the structure is up and the systems are in place, our goal is to get it dried in as soon as possible. At this point you can see the interior walls, windows, doors, house wrap and roofing will be added. You’ll be able to join us on a walk through of your project and confirm locations of things like cabinets, plumbing and electrical. We like to stay ahead of these expectations before insulation, drywall, and flooring. On the outside, siding and exterior finishes will be installed.

5. Ongoing Communication

• Regular Updates: A good contractor will keep you informed about the project’s progress, any delays, and any changes that might be needed. Be prepared for some back-and-forth communication, especially if unforeseen issues arise (e.g., weather delays, material shortages).

• Change Orders: Sometimes, changes to the original plan are necessary, either due to unforeseen problems or new ideas you have during construction. This may lead to a “change order,” which can alter the scope and cost of the project. Make sure any changes are documented and approved in writing.

6. Inspections

• Scheduled Inspections: Local authorities will often require periodic inspections at different stages of the project (e.g., before the walls are closed up, after electrical work, or before the foundation is poured). The contractor will coordinate these inspections, and you should expect your project to be held to the local code.

• Final Inspection and Approval: Once construction is complete, the final inspection will take place. If everything passes, the contractor will obtain a certificate of occupancy (if required) from the local authorities, which signifies that the new space is safe and legal to use.

7. Finishing Touches and Clean-Up

• Interior and Exterior Finishes: Once the structural and systems work is complete, the contractor will put finishing touches on the space—painting, installing cabinetry, fixtures, trim, and flooring. Expect some decisions on materials and finishes at this stage.

• Cleaning: After all the work is done, your contractor should provide a thorough cleaning of the new addition, removing any debris, dust, or construction materials from the space.

8. Final Walkthrough and Punch List

• Final Walkthrough: Before you make the final payment, you’ll do a walkthrough with the contractor to inspect the work. Check that everything matches your expectations and that there are no outstanding issues.

• Punch List: The contractor will usually create a “punch list” of small tasks or fixes that need to be completed before you sign off on the project. This might include minor touch-ups, adjustments to finishes, or fixing any overlooked issues.

9. Warranties and Follow-Up

• Warranties: Contractors typically offer warranties for their work, covering structural aspects and potentially certain materials. Make sure you understand what is covered and for how long.

• Post-Construction Support: Some contractors offer post-construction support for a period after the work is done to address any issues that arise with the addition. If any problems emerge, contact your contractor and request a repair or adjustment under warranty.

Key Things to Keep in Mind:

• Expect Disruptions: Construction will disrupt daily life, especially if the work is being done on the main part of your home. Be prepared for some inconvenience, noise, and dust during the process.

• Stay Involved: While your contractor will manage the project, it’s important to stay engaged and make decisions promptly. The more involved you are, the smoother the process will be.

• Stay Flexible: Even with the best planning, unexpected issues can arise. Stay flexible, and work with your contractor to find solutions that keep the project moving forward.

Red Flags to Watch Out For:

• Unclear Communication: If your contractor is vague about costs, timelines, or the scope of work, it’s a red flag. You want someone who is transparent and willing to keep you in the loop.

• Lack of References or Insurance: Always check references, verify licenses, and make sure the contractor is insured. Without this, you could be at risk for poor-quality work or legal issues.

• Significant Delays or Budget Overruns: Be wary if the project timeline is constantly shifting or costs keep increasing without clear justification.

By understanding the process, being proactive, and communicating effectively, you can help ensure that your home addition project goes smoothly and meets your expectations. Are you considering an addition soon, or are you in the early stages of exploring your options? Let’s talk!