Finding Reliable Contractors
in South Jersey

Give each contractor the same written description of the work you want done. If possible, provide a detailed scope of work document. This ensures you are comparing apples to apples. A low bid might be low because the contractor left out important work that will be a change order later. A high bid might include premium materials or more thorough work.

Look at the line items. Does the bid include materials, labor, permits, cleanup, and disposal? Are there allowances for items like fixtures or flooring where the final cost depends on your selection? A bid that looks cheap might exclude important items that others include. A bid that looks expensive might include higher quality materials and more thorough work.

A fast timeline might mean the contractor is cutting corners or rushing through your project. A very slow timeline might mean they are juggling too many jobs. The payment schedule matters too. A reasonable payment schedule ties payments to completed milestones, not to dates. Never pay more than 30 percent upfront. The balance should be paid as work is completed, with a final payment held until the job is finished and you are satisfied.

The lowest bid is not always the best value. A contractor who bids significantly lower than the others may be cutting corners, using cheaper materials, or planning to hit you with change orders. I have seen homeowners choose the lowest bid and end up paying more in the long run than if they had chosen the middle or higher bid from a reputable contractor. Look for the best value, not the lowest price.

A clear, written description of every task the contractor will perform. Include specific materials, brands, colors, models, and quantities. If there are product allowances, state the amount and how overages will be handled. The scope should be detailed enough that there is no room for interpretation.

A start date, a projected completion date, and milestones for major phases of the project. Include provisions for weather delays, material delays, and change orders. The timeline should be realistic and include buffer time for unexpected issues.

Tie payments to completed, verifiable milestones, not to dates. For example, 20 percent upon signing, 30 percent when framing is complete, 30 percent when drywall is installed, and 20 percent upon final inspection and completion. Hold back a final payment of at least 10 percent until the job is fully complete and you are satisfied. Never pay in full before the work is finished.

A written warranty covering both materials and workmanship. State the duration of the warranty and what is covered. For example, a one-year warranty on workmanship and manufacturer warranties on materials. Include a process for making warranty claims.

Specify who is responsible for pulling permits and scheduling inspections. In most cases, the contractor should handle this. The contract should state that the contractor will obtain all required permits and that the work will pass all required inspections. If the contractor says permits are not needed, verify with your local building department.

A change order is a written modification to the original contract. Every change, no matter how small, should be documented in writing and signed by both parties before the additional work begins. This prevents disputes over unexpected costs. The contract should specify how change orders are priced and approved.

Specify who is responsible for daily cleanup, debris removal, and final cleanup. Include details about protecting your property, including floors, landscaping, and furnishings. A good contractor protects your home like it is their own.