Choosing A Builder

Choosing a competent builder (or general contractor) can end up saving you hundreds and even thousands of dollars, not to mention headaches, problems and disappointments. Choosing the right one for you is a crucial step in the building process.

If you are searching for someone to build a custom home, look for professionals in this publication and through the Madison Area Builders Association - MABA (608-288-1133, www.maba.org). Friends, co-workers and neighbors may have suggestions and contacts. If you know people who have recently built a home, ask how happy they are with the final product, whether the builder was easy to work with and responsive to their needs, and if he or she delivered what was promised.

Once you narrow down your list, check with the Better Business Bureau (800-273-1002) or the Department of Agriculture, Trade and Consumer Protection (608-224-4960) to see if there are any complaints filed against those contractors by previous customers.

(See our Important Numbers page for more info.)

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Set up face-to-face interviews with three to four builders. Ask each builder to supply references and a portfolio of complete work. Request a list of the last ten projects the builder has completed. A reputable builder will not mind if you check their references.

Ask for documentation of licenses and insurance. Builders should be fully licensed, insured and carry worker’s compensation, liability insurance and property damage insurance. While Wisconsin law does not currently require a contractor be licensed, he or she must be certified to obtain building permits. Certification is based on compliance with all unemployment and worker’s compensation requirements and possession of either $250,000 general liability insurance or a $25,000 surety bond, and starting in 2008, new contractors must pass a competency test and provide proof they have completed continuing education requirements. To check whether contractors are certified, call the Wisconsin Department of Commerce’s Division of Safety and Buildings (608-266-3151).

Show the builder your portfolio and plans and listen closely to what he or she has to say about cost and timeline. A number of builders in the area offer design services, while others will require that you come to them with your plans already finalized. Some homeowners who work with a builder’s design service will also work with an architect to develop a preliminary plan, and then have their builder make adjustments or revisions for the final working plan. This method gives the homeowner the opportunity to have two professionals give critical input on the final design.

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As you interview builders, listen carefully to the suggestions being made. Does he respect your choices or is he trying to impose his own tastes on you? Is he giving you detailed information or just telling you that he can do the job without offering any specifics?

You will need to know when the builder could begin the project and how long they think it will take. Does the builder’s schedule work with your time frame? Keep in mind that the time frame for building a home depends on many factors, including the time of year, weather conditions, availability of subcontractors, and numerous other things that may be out of the control of the builder. Given ideal conditions, which are rare, the construction process usually takes about 4 months for an average home.

Trust your instincts—you will be spending a lot of time with this person so you’d better like him or her! As you interview builders, give as much weight to your instincts as to what is being said. Can you envision sharing a good deal of time and the intimate details of your dreams, wishes, and home life with this person? Will you be comfortable discussing house plans, revisions, deadlines and money? Building a home can be stressful enough without having to deal with people you don’t like.

Before making a final decision, check all references. Once you narrow down the list to two or three prospects, you will need to check their references, asking about the builder’s work habits, if they completed the project on time, and whether the contractor satisfactorily addressed any problems that occurred during the building process. Ask to visit a site where they are currently working.

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