With the approach of fall and winter, this is the time to hire
a contractor for any painting or carpentry jobs that you might want to have
done before the next rental season. As you probably know, it will be difficult
to get estimates in the spring, since most reputable contractors will be booked for months
in advance.
Do yourself a favor and scrutinize the companies that you
invite to estimate your work, because not all companies can competently
estimate the work that they perform. You may think that a low-ball price wouldn’t
be much of a concern to you, but that is far from true. What happens when the
contractor runs out of money, time, and motivation? If this happens to you it
will surely cost you more for another contractor to finish the work left by the
guy who won’t return your calls anymore. Most likely, the contractor who
finishes the job won’t give a warranty either, since he can’t vouch for the quality
of the priming and prep work already completed.
Many contractors on the Outer Banks don’t know how to accurately
measure and apply production rates, so it’s no surprise that they are simply
guessing, rather than estimating their jobs. In some cases, that guess may be
an educated one, but it is still just a guess.
Unfortunately, most homeowners trust that each competing
company has the expertise to provide an “apples” quote that he or she can
compare to the other “apples” quotes provided. However, this is rarely the
case. If you have ever hired a contractor, you know that the estimates can vary
wildly in scope of work and price.
To estimate properly, a contractor must first have an hourly
rate based on the actual cost of fixed and variable overhead, labor costs (including
labor burden), and a reasonable profit.
Once the hourly rate is established, the estimator must know
capabilities of the employees who will complete each aspect of the job. The
production rate for each given task is then applied to the measurements for
that specific scope of work.
If the proper measurements and production rates are applied
to an estimate, this allows the estimator to factually negotiate any aspect of
the quote honestly and ethically. A measured item won’t change, but the scope
of work and specified materials can change to fit within budget constraints. While
this doesn’t seem too complicated, it does require plenty of work for the
business to document and establish production rates. For many small business
owners, this never happens. Often they are too occupied working for the
business rather than working on the business.
According to the R.S. Means Company (the oldest and most
reliable source of construction data) the national average for a professional
painting contractor is currently over $55.00 per hour. While there is some variance
regionally, beware if your contractor is charging significantly less than his
competitors. He probably has not come to that figure by any scientific method.
Make sure that your contractor knows how many square feet of siding or lineal
feet of trim he’s installing or painting. If he can’t tell you exactly how
much, you could end up as the victim of a badly flawed estimate.