Alright, so you've decided to build an ADU here in Bend. That's a smart move, whether it's for extra income, family, or just more space. But before you jump into breaking ground, you've got a big decision to make: who's going to build it for you? Choosing the right contractor isn't just about getting a good price; it's about peace of mind, quality work, and avoiding headaches down the road. I've seen a lot of projects come and go, and I've got some strong opinions on what makes a good contractor and what should make you run the other way.
Questions to Ask Every Contractor
When you're interviewing potential contractors, don't be shy. This is your money and your property. You need to ask tough questions and expect clear answers. Here are some I'd start with:
- How many ADUs have you built specifically in Bend? This isn't just about general construction experience. Bend has its own permitting quirks, design review processes, and even specific soil conditions in areas like the Old Mill District that can impact foundations. You want someone who knows the local landscape, not just someone who's built a deck in Redmond.
- Can I see your license and insurance? Don't just take their word for it. Ask for proof – their CCB license number and certificates of insurance for general liability and workers' compensation. Call the CCB and verify it.
- Who will be my primary point of contact, and how often will you communicate? You need to know who to call when you have a question and how often you can expect updates. A good contractor will have a clear communication plan.
- What's your typical project timeline for an ADU of this size? Be realistic, but get a timeframe. Ask about potential delays and how they handle them.
- Can you provide a few references from recent ADU projects? And then, actually call them. Ask about their experience, communication, problem-solving, and if they'd hire them again.
- How do you handle change orders? Things change on a job site, it's inevitable. You need to know their process for documenting and pricing any changes to the original scope.
What to Look for in a Quote
A quote isn't just a number; it's a detailed breakdown of what you're paying for. A good quote should be comprehensive and transparent. If it's just a single line item with a big total, that's a red flag right there.
- Detailed Scope of Work: Does it clearly outline everything included? From excavation and foundation to framing, electrical, plumbing, HVAC, insulation, roofing, windows, doors, interior finishes (flooring, cabinets, paint), and exterior siding. The more detail, the better.
- Breakdown of Costs: Look for itemized costs for materials, labor, permits, and any subcontractor work. This helps you understand where your money is going.
- Allowances: Many quotes will include