Where the money in a bathroom goes
A bathroom packs plumbing, electrical work, carpentry, tile and finishing into a small room, and each of those carries its own labor and materials. The way a contractor prices the job, what the bid leaves to you, and how payments are documented can move the final figure too. This guide covers those parts of a Grand Forks remodel, with questions to bring to each bidder.
Contract value and North Dakota's license classes
North Dakota issues class A, B, C and D contractor licenses: class A has no limit on the value of a single contract project, while classes B, C and D are limited to projects of $500,000, $300,000 and $100,000.
Ask every bidder, and keep the answer with the proposal:
- Does this job's value call for a North Dakota contractor license, and if so, which class do you hold and what is the number?
Grand Forks Air Force Base in NOAA's engineering weather data
NOAA's Grand Forks Air Force Base station, about 15 miles west of Grand Forks, sits at an elevation of 912 feet. NOAA's engineering weather data for it gives a 1% summer design temperature of 87°F with a mean coincident wet-bulb temperature of 69°F, and a 99% winter design temperature of -18°F. In an average year at Grand Forks Air Force Base, NOAA counts about 79 hours with the wet-bulb temperature above 73°F and about 409 hours above 67°F.
Three ways a job can be priced
Contractors price remodels in different ways, and the method can shape who carries the risk of surprises.
- Fixed price. One figure for a written scope. Changes and hidden problems may be priced separately through change orders.
- Cost-plus. The contractor bills its actual costs for labor and materials plus an agreed fee or percentage. Ask how costs will be documented and how often you will see them.
- Time and materials. The contractor bills hourly rates for labor and the cost of materials as used. Ask for the rates in writing and whether there is a cap.
Ask each bidder which method their proposal uses. If two bids use different methods, ask one of them to reprice so you are comparing like with like.
How long a bid holds
Material prices and a contractor's schedule can change between the day a bid is written and the day you sign. Ask how long the price stands, what happens if you sign after that, and whether any line, such as tile or a vanity, could be repriced before it is ordered. Ask too whether a deposit locks in a start date.
Each fixture's chain of work
A sink, toilet, tub or shower is more than the item in the box. Behind a fixture there may be a drain connection, a vent, supply lines, shutoff valves, a cutout in a countertop or a wall, and the finish work around it. Adding a second sink, for example, can mean another drain and supply run, a longer vanity top with two cutouts and a second faucet.
Ask each bidder to list, for every fixture, what work the price includes from the rough plumbing through the final trim. Ask what changes if a fixture moves or one is added.
Doors, trim and paint
The finish carpentry and painting can be easy to overlook when you compare bids. Ask whether the price includes a new bathroom door or rehanging the old one, new casing and baseboard, caulk where trim meets tile, and paint on the walls, ceiling, door and trim. Ask how many coats are planned and who chooses the color and sheen. If the bid leaves any of this out, ask for a separate price so you know what is left for you to arrange.
Accessories and the last day
Mirrors, towel bars, hooks, a toilet paper holder, a shower caddy and cabinet hardware are small pieces, but they need someone to buy them and mount them. Ask whether the bid covers mounting them, who supplies them, and whether the crew will return for anything that arrives after the main work is done. Ask what the final cleaning includes.
Labor warranty and product warranty
A remodel can carry two kinds of coverage. The contractor may warrant the workmanship, while each product carries the maker's own terms. Ask for the contractor's warranty in writing, what it covers and for how long, and ask for the product paperwork and registration cards for each fixture and appliance at the end of the job.
Lien waivers with each payment
On a remodel, the contractor may pay subcontractors and suppliers out of the money you pay. Ask each bidder whether they will provide lien waivers from themselves, their subcontractors and their main suppliers as payments are made, and ask your own attorney or lender what paperwork they suggest you keep. Tie each payment to work you can see completed, and keep the last one until a final walkthrough is done.
What to ask before you sign
- Which pricing method does your proposal use, and how long does the price stand?
- Which city permits does the job need, who pulls them, and is the fee in your price?
- Can you provide current proof of liability coverage and workers' compensation?
- Who will do the plumbing and electrical work on this job?
- Which items are marked "by owner," and what is my responsibility for each?
- What does your written warranty cover, and how is a claim made?
Keep the signed contract, change orders, lien waivers, permit papers and product warranties together once the room is finished.