Getting
Ready for Construction
1.
Once a contract is signed and a loan is closed, it is time
to get you, your family, and the property ready for the
rehabilitation work to begin.
2. The
starting date for construction and the target completion
date are decided by you and the contractor and are written
into the contract.
3. Another important
issue to decide early is the particular materials to be
furnished by the contractor for the project. Even when a
cost allowance is spelled out in the contract, you normally
have the right to select designs and colors from samples
at one of the suppliers the contractor does business with.
The
contractor is not obligated to furnish special-order items
unless that fact was made clear when the contractor bid
on the work and it is written that way in the contract.
(Some special order items also may not be eligible under
the City loan program, so you may need to pay any extra
cost out of your own funds.)
4. You and
the contractor should hold a pre-construction conference
to work out a construction schedule and other arrangements.
The City can help you arrange one. The pre-construction
conference should cover such topics as contractor working
hours, access to the property, how to get in touch with
each other, furniture moving, pets, children, and a lot
of other details you will need to cover to avoid misunderstandings
later.
The City will also lead you in
a discussion of how to process contract change orders
and
pay requests and how to resolve any disputes that may come
up.
At the pre-construction conference
the contractor will need to submit a schedule for progress
payments for your approval and to present his certificates
of liability insurance and worker's compensation coverage.
5.
It will be easier for everyone if you agree to move all
personal belongings and furniture out of those areas that
are scheduled to be worked on. In fact, contractors may
even submit lower bids if they are guaranteed in advance
that they won't have to move furniture and other articles
around to make room to work.
If you promise
to do a certain amount of the furniture moving yourself,
you and the contractor should put the details and timetable
for this agreement in writing. Be prepared for extra charges
if you don't follow through on your end of the bargain and
the contractor ends up doing this part himself.
6.
In many cases, where extensive remodeling and mechanical
repairs are involved, it may be much easier and less expensive
for you to vacate your property during all or part of the
construction period. The City of Springfield can assist
you by paying part of your relocation costs. The relocation
assistance is normally enough to cover a couple of months'
rent and the extra cost of having utilities turned on at
both places. The cost of moving and storing some of your
belongings may also be covered. It will be your responsibility
to locate a suitable apartment or rental house and to submit
an itemized statement showing the amount of relocation assistance
you will need.
7. In getting ready for
construction, you may need to make special arrangements
with the contractor:
a. Where will
the contractor and his employees and subcontractors be allowed
to park?
b. If a commercial dumpster
is needed, where can it be set?
c.
If employees are going to be walking through finished parts
of the house, will they need to put down cloth runners to
protect the floor covering?
d. Are
there items scheduled to be removed during the remodeling
that you don't want the contractor to throw away? (Make
a detailed list and give it to the contractor.)
e. Is there any trash or junk on the property that you do
want hauled away? (Make a detailed list.)
f. If work is planned for the exterior of the house, what
special care should the contractor take in protecting shrubs
and trees?
8. Some loan applicants are
approved by the City to do part of the rehabilitation
work
themselves. This becomes part of the understood "working
conditions" that the contractor took into account when
he calculated his bid price. It is important to discuss
this arrangement in detail with the contractor so both parties
will understand how they may be affected and where they
will need each other's cooperation.
(Some
contractors do not want to take a chance by bidding on a
project where the property owner plans to do his own work
at the same time, thinking that could be a serious disruption
and distraction. Others contractors are perfectly willing
to work along with property owners. A lot depends on the
individuals involved.)
9. Another variation
that comes up from time to time is the property owner who
wants the contractor to install materials that the owner
has purchased. The contractor may agree to bid the job this
way, but the contract should include a disclaimer so the
contractor will not be liable for problems resulting from
those materials. In general, the best policy is to let the
contractor take care of purchasing the materials.
