Today I am outlining when you should be writing a check for the construction of your planned project. Earlier I wrote an article on what you need to know before interviewing contractors for your home project. If you haven’t read it yet, you can go back and read it here. This is step 1 in the remodeling process, no matter the scope of your project

Once that is taken care of, you can move to the details of your project.

First, there are three times that you could be making a deposit outside of your construction remodeling contract where the details would not yet be applicable. I cover these in more depth in a separate article, but they are;

1. The hiring of Architectural or Engineering Service Providers. This is for large scale projects that include additions and structural changes to the existing home.
2. Start of the Design and Planning of your project. Design Build firms typically have a Retainer or Development Service Agreement. This agreement allows you to begin designing and planning your project to have a fixed price before signing a construction remodeling agreement.
3. Material Deposits and Purchasing. When sent to outside showrooms and suppliers for project materials, you may be purchasing items in advance of signing the construction contract. If I were remodeling my kitchen, I would not be making deposits or ordering any materials until after I signed the Construction Contract. There are always extenuating circumstances, but as a practice, I would avoid doing this.

Let common sense prevail, but other than those three instances, the next time you should be expected to pay monies is at the executing of your Construction Contract/Agreement (also referred to as a Remodeling Contract).

Do you think you know what a Construction Contract Agreement is, and what it should include, you might be surprised…

What is a Construction Contract?

A construction contract is a mutual or legally binding agreement between two parties based on policies and conditions recorded in document form. … A construction contract is an important piece of document that outlines the scope of work, risks, duties, and legal rights of both the contractor and the owner.
– Wikipedia

This is not an estimate of work. A Construction Contract/Agreement is very different. You should never consider an estimate of work to be the sole document signed for your project work or the basis to make a payment.

What should be in your remodeling contract before writing that check:

Before you pull out your check book it’s key to review a fully detailed agreement that includes plans, drawings and material specifications that are ready for your signature. To ensure that you are ready make sure that everything listed below has been outlined to your satisfaction.

Disclaimer: I am not an attorney nor is this meant to be legal advice. This is for informational purposes only based on what I would want in my own contract if I was in the process of remodeling my home. There may be other things applicable to your project.

• Drawings or Plans of construction changes, cabinet/built in layouts, and elevations also referred to as Exhibit A. If zero space changes, and just cosmetic improvements then this item might not be necessary. Example would be installing hard wood floors or painting the interior.
• Complete schedule detailing the work they will be performing and of all the products they are providing and /or installing on your behalf. Materials that you may be providing should also be addressed. This would include overlooked details such as thresholds, relocation of registers, any trim work needed. All model names, numbers, finishes should be included. Even better a picture of each would make a thorough and complete Packet. If something is not listed out in the scope of work ask for it to be added, assume that if it is not directly addressed then it is not included. The State calls this the Exhibit B in every remodeling contract.
• Start Date/Completion Date: You should have assurances that they will start before and not take longer than these dates. It’s okay if they start sooner or finish faster, and in some cases there can be delays. This protects you from a contract that keeps getting postponed after you have paid monies or drags on beyond what anyone could consider normal.
• Total Cost and Payment Schedule: Obvious as this might seem piecing together a project without any idea of the total cost or when and how much will be due is a major red flag. At first glance this would appear to benefit the Contracting Company as much as you, but with the Exhibits referenced above this is a very powerful protection for you! We’ve all heard stories of projects with continual requests for more money with little to nothing to show for it. At the time of the signing of a Construction Contract you can expect to make an Acceptance Payment that is 20-30% of the contract amount. If you have not already made deposits on custom order items and materials then those payments may also be due at that time. Many States restrict the allowable amount that can be collected by the Contractor before they have performed any work. Check with your State’s licensing board for all the details. The remaining payment schedule is recommended to be handled via a performance draw schedule. That means once work has reached a percentage of completion then another payment would be due and payable. If something comes broken and needs to be replaced then a reasonable hold back could be agreed upon to continue work. This is also where the dreaded topic of Change-orders may be addressed. See below.
• Representations/Warranties: Not the warranty after completion but warranties of performance, these our all the things that as homeowners we would assume would be done for us or on our behalf as the course of doing business. They are the everyday representations that protect everyone for misunderstandings, imagine thinking that the tile installation was included and then you get a bill from a tile contractor for their services. The binding nature of the agreement, the following of agreed upon plans, drawings or specifications while building, paying of sub-contractors, the relationship of contractor to homeowner, getting permits as required in your jurisdiction, and most importantly maintaining insurance coverages throughout your project,
• Licenses and Permits: We already discussed licensing in other articles but if applicable for your project Permits should be listed out. Permits are not optional in many remodeling projects. Construction changes, not just structural in nature and changes to your mechanical systems such as electrical, plumbing, gas, and hvac are the responsibility of the Contracting professional. Why? You can’t assume that they have your best interest at heart or those doing the work understand building systems. Many a non-structural wall removal suddenly reveals itself as structurally important.
• Waiver of Liability: This is a biggie. Did you know if you hire someone that is uninsured and without a license you could be as responsible as they are. In some states that is the case. Very scary stuff. Let’s say everything is going splendidly until the guy hanging light fixtures falls off the ladder and breaks his back. Yikes. You don’t know him, didn’t hire him but it’s your home. Without a waiver of liability you could be financially responsible for his injuries. Make sure you have the proper clauses to protect.
• Indemnification: Walking hand in hand with Waiver of Liability is this item. Without it, I have heard that you could be pulled into any lawsuit that is filed against the contractor as it relates to your project. Check with your homeowner insurance policy for more detailed information.
• Warranty: Now this is all about the work being performed. You can quickly see if you don’t have the details spelled out it becomes very hard to know who, what and when someone is responsible. If you don’t like the quality of workmanship, what’s considered acceptable, what’s normal wear and tear, what has a manufacturer warranty(s), and if you supplied the material will it be covered?
• Change-orders: Causes? How will they be handled? When will they be presented? When are you responsible for payment?
• Termination ,Access to Work and Notice. Most projects go from start to finish without any problems, unless they don’t. Everyone should know what is expected of them and what to do in the event that something happens. Clarity provides excellent motivation for everyone to do what they agreed to do . Did you know that locking out the contractor to make a point or withholding payment until you get your way could backfire and cause you to incur more cost? You also should have an address to communicate directly with each other not just sell phones and email addresses. A little old school but important none the less.

• Buyers Right to Cancel: It’s a 3-day right of recession rule, signing a contract then changing your mind within the 3 Day recession period under certain circumstances is allowed. I would want to know my rights.

• Assignment, Successors and Assigns, Nature of Relationship: There is nothing wrong with utilizing sub contractors but selling and assigning your contract to another entity is an entirely different matter. There should be provisions to prevent you from suddenly finding your project being performed by another company. It works both ways so selling the house mid project although rare should be addressed.

• Recovery Fund. Because it’s a rule in our state I would want to see this in the contract or an attached Addenda. I’m a rule follower, its important to me that they are too!

“Consumer is hereby notified of the existence of the Virginia Contractor Transaction Recovery Fund. The Virginia Contractor Transaction Recovery Fund provides relief to eligible consumers who have incurred losses through the improper and dishonest conduct of a licensed contractor. More information on the Fund or filing a claim can be obtained by visiting http://www.dpor.virginia.gov/Boards/Contractors_Recovery_Fund/ or by contacting the Board for claim information at the following address:

Recovery Fund Office | DPOR

9960 Mayland Drive, Suite 400

Richmond, VA 23233

(804) 367-1559

Email: RecoveryFund@dpor.virginia.gov

• Other: Every contract has the basics that the state you live in will want included in this document. It’s not personal to you or your project but based on previous history the most common areas that will help to prevent disagreements and misunderstandings. The above list are some for the State of Virginia but there are others, check with your State licensing Board and they will have a list.

Pros will discuss during the design/planning why they provide certain detailed information on their projects and what’s in their Construction/Remodeling Contract to help educate you. It’s just as much a benefit to me, as it is to you to be well informed because it helps to set great companies apart. I want my homeowners to be able to spot the difference. The above information is a starting point, ask questions and make sure you have a complete understanding of what is going to be providing on your behalf.

Important Links:

To verify a Contractor’s License: http://www.dpor.virginia.gov/LicenseLookup/

Estimating a remodeling timeline is dependent on the overall scope of work requested, most kitchens follows one of three tracks for their scope of work; minor updates 2-4weeks, pull and replace 3-4weeks, and design build remodeling 11 weeks or longer. Since the scope of work for a kitchen remodel varies greatly from one homeowner to another identifying which improvement track your project will fit is the first step. The best decision a homeowner can make is deciding which track they want to follow and then focusing on the process, cost and execution of that track. The three tracks will be broken down and covered in my article; “How to get accurate cost information so you can hire the right contractor.”

But this article is about time, so below is the remodeling timeline for each of the three tracks in a kitchen remodel:

Track 1: Minor Updates

If you are planning to keep your cabinets as is or paint your existing cabinets, then this is the category you fall into. This is the quickest of projects and also the easiest on you and your family (pets included). You can expect to make all your decisions regarding new countertops, appliances, cabinet hardware, lighting, tile, and paint with only 1 to 2 weeks of planning. Once these selections/ decisions are complete, the work can be scheduled and should take 5-14 days to execute the updates. Estimated time from start to finish 2-4 weeks.

Track 2: Pull and Replace

Pulling out your existing kitchen and replacing it with new cabinets, countertops, and potentially updated flooring makes this project a big impact but a reasonable cost option. (More on that in the article, “How much does it cost to pull and replace my kitchen?”)

The pull and replace kitchen requires more time upfront in the selection/decision phase. You will need to select the new cabinet style, the countertop, tile backsplash (if applicable), and address the flooring. Also, cabinet hardware, sink, faucet, appliance changes, paint, and lighting is usually discussed. These decisions can be made within 2-3 weeks in the planning stage.

Once the planning stage is complete, there is typically a wait time of 2-6 weeks until the cabinets become available and delivered to your home. These changes are more disruptive than a minor update. Even so, pull and replace can be quickly executed if all decisions/selections have been made, and products are ready for installation.

Most of the work can be completed in 14-21 days, and your kitchen is back up and running. This also depends on if there is a floor change to raw wood sand and stained in place, which adds an additional week.

In our area, a pull and replace kitchen does not require permitting as long as you stay within the existing footprint and mechanical locations. Check with your local jurisdiction for more information. Estimated time from start to finish is 7-12 weeks.

Track 3: Design Build Kitchen Remodel

Because the very nature of this type of kitchen remodeling is to personalize the room just for you, it can be challenging to provide a timeline. Structural changes, wall removals, additional framing all make both the design and execution of this remodel more time-intensive.

The following guide will help you get started and adjusts based on your needs. The design build kitchen remodel can be executed by either a general contractor or a design build remodeling firm. There is a difference in time and process between the two, so check out the article, “How do I select the right Company for my Kitchen Remodel?”

There are three phases to a Design Build Kitchen Remodel:

1. Design
2. Pre-Construction
3. Build Out / Installation.

Design (4-10weeks)

The very first allocation of the remodeling timeline goes to the design of your new space. This includes the wants and needs analysis and scope of work outline. I try to allow for no more than 2 appointments per week to tackle the decisions. Meeting twice per week is an aggressive schedule, and not all homeowners have that time available.

We have lots of local showroom options here in Fairfax, Virginia, so each client gets to decide if they want to meet at the local showrooms in their home. Check with your contractor on how and where the selection meetings will take place.  All told, the Design Phase can be completed in 4-8 weeks. Smaller projects with fewer decisions can be done more quickly. Larger projects can spend 6-10 weeks in design.

Maintaining a consistent meeting schedule keeps the decisions on track. Following a structured selection process is key to getting through the choices and getting the kitchen you want. (The article “Why do I need a Kitchen Designer?” goes into the selection process in more detail.)

From Design Selection to Beginning Work (2-8 weeks)

The time between finishing the design selections and starting the work is called pre-construction.

Remodeling your kitchen is similar to executing a favorite dinner recipe. When preparing a recipe, you have active prep time, inactive time, and cooking time. The pre-construction phase is like the inactive time, you are no longer actively doing any work, but behind the scenes, a lot happens.

The pre-construction phase of your remodeling timeline is entirely dependent on the policies of your contracting firm. It’s standard practice that the pre-construction phase lasts until all the products have been confirmed for delivery. The cabinets typically have the longest lead time so they can control your start date.

The schedule is also determined by the number of jobs ahead of yours. This determines the length of time a client will spend in this phase. On the short side of things, you can expect 3 weeks; on the longer side of things, you can expect 6-10 weeks.
Most contracting firms work hard to keep projects starting within 4-6 weeks of material being available unless the client has requested special scheduling considerations.

Construction (5-12 weeks)

The time it takes to build out your project is usually the most concerning for you. The best practice is for the contracting firm to work on your project from start to finish with a lead carpenter assigned to your project. What that means is that other than waiting for an electrician, plumber, or other specialty trade, you can look for progress each day.

The goal is always to finish one task and immediately be able to move into the next. On average, a major kitchen remodel will take 22-28 working days, or 4-6 weeks. If the project has a large structural or weather-related component, you should add a minimum of 10 working days to this estimate. It’s crucial in these projects to follow all building codes and local jurisdictional procedures.

nspections can slow down the process but are necessary to provide the removal of walls, relocation of appliances, additional electrical or mechanical changes that these projects require. Sitting down and communicating the schedule with you helps to ease the stress of remodeling. You can expect the contractor to use the scope of work to build a calendar before starting the demo. The calendar helps to keep you informed on what to expect when.

Working in your home for long periods of time requires daily consideration. The entire household’s scheduleb(pets included) is one of the keys to making the remodel go smoothly. This can be done be communicating the timing of electrical and plumbing disruptions in advance.

Closing Thoughts

In summary, you can see how easy it is for your expectations to be misguided for how quickly your project can be completed. The time it will take will be dependent on the work that you decide to do.

Start the process earlier than you think and allow yourself time to enjoy making the decisions that will impact your daily life. If you can do that, you will be loving your new or new kitchen sooner than you thought.

One last rule: don’t rush it. Starting the build-out and installation before finishing the design phase is always a bad idea. Decisions that are rushed are often regretted. Don’t allow yourself to be pushed or select placeholders for major items just to get the job started.