Alright, so you’ve decided to build an ADU here in Bend. That’s a really smart move, whether you’re thinking about family, rental income, or just need some extra space. But now for the big question: who’s actually going to build it? Finding the right contractor isn't just about getting a good price, you know? It’s about trust, quality, and making sure your whole project goes off without a hitch. I’ve been doing this a long time, and believe me, I’ve seen it all. Here’s how you can cut through all the noise and find someone truly solid for your backyard home.
What to Ask Potential ADU Contractors
When you sit down with a contractor, don't be shy. These are big projects, after all, and you need to feel comfortable with the person in charge. Here are some questions I’d definitely make sure to hit:
- How many ADUs have you built specifically right here in Bend? This isn't just about general construction experience. Bend’s permitting process, our specific soil conditions (especially that volcanic rock in some areas!), and even our weather patterns can really throw a wrench into things if a contractor isn't familiar. Local experience here really matters.
- Can you give me a list of references, including both current and past clients? And don't just take the list; actually call them. Ask about how they communicate, sticking to timelines, budget adherence, and how they handled any problems that popped up.
- What’s your typical project timeline for an ADU of this size? Be realistic, of course, but get a clear understanding of their process from start to finish.
- Who will be the main point of contact for my project? You really don't want to be bounced around. Knowing exactly who to call with questions is a huge deal.
- How do you handle change orders? Things change. It’s construction, right? You need to know their process for documenting and pricing any changes to the original plan.
- What kind of warranty do you offer on your work? A good contractor will always stand behind what they build.
- Are you familiar with Bend’s specific ADU regulations and design standards? Our city has its own little quirks when it comes to setbacks, height limits, and even design review for certain zones.
What to Look For in a Quote
Don't just glance at the very bottom line. A good quote is detailed and transparent. If it's just a single number, that’s a big red flag right there. Here’s what you want to see:
- Detailed Breakdown: It should itemize costs for different project phases: excavation, foundation, framing, plumbing, electrical, HVAC, roofing, finishes, and so on. The more detail, the better, honestly.
- Allowances: For things like fixtures, flooring, or cabinets where you’ll be making selections, there should be clear allowances. Make sure these are realistic for your taste and budget.
- Permit Costs: Will they handle the permits? Are the fees included or separate? Be absolutely clear on this.
- Contingency: A smart contractor will often include a small contingency fund (usually 5-10%) for unexpected issues. This just shows they’re thinking ahead.
- Payment Schedule: This should be clearly laid out, typically tied to project milestones, not just random dates. A large upfront payment (anything more than 10-20%) is usually a bad sign.
- Inclusions and Exclusions: What’s definitely in, and what’s definitely out? This prevents misunderstandings later. For instance, is landscaping included? What about utility hookups?
Red Flags to Watch Out For
Trust your gut, but also keep an eye out for these concrete warning signs:
- They ask for a huge upfront payment. More than 20% before any work even starts is a big no-no.
- They only offer a verbal estimate. Get absolutely everything in writing. Every single thing.
- They can’t provide references or proof of insurance/licensing. There are no excuses for this.
- High-pressure sales tactics.