Essential Conversations with Your Contractor

Hiring a contractor for the first time, whether for a dream home renovation or a vital commercial build-out, can feel like stepping into uncharted territory—a process often fraught with apprehension and uncertainty. Before embarking on any construction project, a client needs to ask a prospective general contractor a comprehensive set of questions to ensure a smooth, successful, and financially sound partnership. While ultimately the client's decision, an architect can be a valuable guide, helping to ask crucial questions and assisting in vetting initial cost estimates.

To get started, we've compiled a list of interview questions for a general contractor, framed from an architect's perspective, designed to inspire and inform your discussions.

Photo credit: EL_A

I. Experience and Qualifications

Explore the contractor's background and their capacity to undertake projects like yours. You're looking beyond years in business; you want to understand their specific expertise.

It's important to ask these questions because they directly assess the contractor's competence and suitability for the project. Understanding their experience with similar scopes, materials, and complexities helps ensure they have the practical knowledge and problem-solving skills needed. Verifying licenses and insurance is non-negotiable for legal and liability protection, while asking about their quality control approach gives insight into their commitment to executing your design accurately.

I. Questions to consider:

• Are you licensed and insured/bonded (for residential -or- commercial work) and registered to work within the local jurisdiction? Please provide proof of your licenses and insurance certificates. 

• Can you describe your experience with projects similar in scope and complexity to this one? Please provide specific examples.

• What is your experience working with architects and adhering to architectural drawings and a high level of specifications?

• How many years of experience do you have in the construction industry, particularly in this type of construction?

• Do you have experience with [specific materials or techniques relevant to the project, sustainable building practices, historic structures, structural steel, etc.]?

• What is your approach to quality control and ensuring adherence to the design intent?

• Can you provide a list of relevant subcontractors you typically work with, and their experience?

  
  

Photo credit: EL_A. Look for professionals who align with your vision and have the skills to complete the work on budget and on time.

II. Project Management and Communication

Focus on the contractor's operational efficiency, their organizational skills, and how they'll interact with you and your architect throughout the project lifecycle.

Asking these questions is vital because effective project management and clear communication are the bedrock of a successful construction project. A contractor's ability to manage schedules, budgets, and address changes directly impacts the project's timely completion and financial viability. Their communication style will dictate how smoothly information flows, how issues are resolved, and how well the architect's vision is translated on site. It also provides insight into their proactive approach to safety and coordination, which are critical for avoiding costly delays and accidents.

II. Questions to consider:

• How do you manage project schedules and budgets? Can you describe your process for tracking progress and costs?

• What is your communication style, and how often do you meet with or plan to provide updates to the architect and owner?

• How do you handle change orders and potential delays? What is your process for documenting and communicating these issues?

• What software or tools do you use for project management, scheduling, and communication?

• How do you ensure a safe work environment on site?

• What is your approach to coordinating with other trades and ensuring a smooth workflow?

• What are your expectations for the architect's presence on site?

  
  

Photo credit: EL_A. A clean and orderly jobsite.

III. Financial and Contractual

Explore the financial aspects of the engagement and the legal framework that will govern your working relationship.

It's crucial to ensure financial transparency and a solid contractual foundation. Understanding their pricing structure, payment terms, and warranty policies helps align expectations and prevent disputes down the line. Asking for references and checking for past litigation provides a reality check on their reliability and professional conduct. This due diligence protects both the client's and the architect's interests, ensuring the contractor is financially stable and trustworthy.

III. Questions to consider:

• Will you provide a detailed breakdown of your pricing structure and fee schedule?

• What type of contract do you typically use (e.g., fixed-price, cost-plus-fee), and are you open to negotiating terms?

• How do you handle payment schedules and invoicing?

• What is your policy on warranties and guarantees for your work?

• Can you provide a list of references from past clients and architects? Can we visit a recently completed project and one currently under construction?

• Do you have any current or past litigation or claims against your company? If so, please provide details.

IV. Project-Specific Questions

Tailor the interview to the unique aspects of your particular design and site, allowing the contractor to demonstrate their understanding and proposed approach.

These questions are highly important because they assess the contractor's understanding of your specific design challenges and their proposed solutions. It moves beyond general capabilities to how they'll tackle the nuances of this project. Their estimated timelines, approaches to site conditions, value engineering ideas, and detailed plans for material procurement and closeout reveal their foresight and strategic thinking, ultimately ensuring a more efficient and well-executed build that aligns with your architectural intent.

IV. Questions to consider:

• Based on the provided drawings and identified site conditions, what potential challenges do you foresee?

• How soon can you begin the work? What is your estimated timeline and schedule for completing the project, and how do you plan to meet those deadlines?

• What is your approach to [specific site conditions or building requirements, working in a tight urban space, dealing with existing building conditions, etc.]?

• How would you address any potential value engineering opportunities to reduce costs without compromising the design intent?

• What is your procedure for handling shop drawing reviews and approvals?

• How will you manage material procurement and storage on-site or off-site?

• How will you handle the final punch list* and project closeout?

*A final punch list, in the context of construction and architecture, is a comprehensive document that details all outstanding or incomplete work, deficiencies, or items that do not conform to the project's construction documents (drawings and specifications). It's typically compiled near the end of a project, usually by the architect in collaboration with the owner, and sometimes with the general contractor.

The purpose of the punch list is to ensure that all work is completed to the required standards and that the building or space is ready for occupancy or final use. Each item on the list clearly describes the issue and often specifies the location and the required corrective action. Once the punch list is issued to the general contractor, they are responsible for addressing and completing all items within an agreed-upon timeframe. The project is generally not considered fully complete, and final payment is often withheld or a retainage released until all punch list items have been satisfactorily resolved and verified.

Photo credit: EL_A

A successful construction project starts with a strong contractor-client-architect relationship. Your contractor should prioritize delivering your vision. Open and honest communication is key to building that foundation. Let's discuss your project – Contact EL_A to learn more.