"Positive referrals/references from former customers" the relationship between builders and clients will carry through as the form of referrals. It is important to maintain an honest and open relationship with your clients, and the rest will fall into place.

Make sure the builder uses a licensed architect. It is the only way to assure you are getting a home that is structurally sound and will give you years of trouble free future enjoyment. Too many unlicensed builders design their own homes, which often times are not created in the best interests of the home owner or buyer.

All of these factors are important; however, the quality of our work and the level of our customer satisfaction is always paramount.

I want to know if there were over-runs not caused by change orders, and whether the builder was open to customer suggestions or argued about everything. Those are my two pet peeves.

Like restaurant referrals or wine recommendations, positive references depend on whether your share the same palate. Perfectionism. Would rather have a slow and painstakingly OCD technician doing the work. Cowboys need not apply, The cost of having poorly constructed and low quality materials embedded into your house is not always easily remedied. Am hawkish on this.

Quality of workmanship, in my mind, covers all of the aspects listed. Low quality workmanship is the result of not caring enough about referrals, qualifications, budget, etc. High quality workmanship shows that the builder cares about his/her professional reputation, and it will show in referrals.

The only time I had an unpleasant experience w/ a contractor was in '77 when I didn't chk references. Since then I used references from reliable sources. I've done several projects from small to a major K reno to a 1,550 s.f. add'n.

For me, a positive reference is: did what I asked for, accepted my ideas about final appearance, offered good suggestions but didn't argue about them, overruns were caused ONLY by circumstances neither of us could have anticipated, let me do all the work I could do (like running errands, doing some of the tear-out, and selecting materials I liked), worked within my budget (again except for circumstances neither of us could have anticipated), and the end result looked great and was what I wanted.

I once had decided on white cabinets for a laundry room, and the contractor argued with me for 30 minutes, saying white was what someone in HOLLYWOOD would choose, it would look stupid in the Pacific Northwest. I finally told him to shut up or get out. I chose a lovely brown background tile with orange highlights for the floor and counters, and everyone who saw it thought it was spectacular. Sorry, have moved on and have no photos.

Referrals and reputation are usually the best guide in selecting a contractor. A builder that claims to be custom will always guide the homeowner in their individual selections to find the best materials and finishes for their budget, and not infer their own taste and/or trends on them.

All the above suggestions are important. I would like to add that it is also important to begin your contractor search at least a year in advance if possible. This provides plenty of time for you to interview former clients and the contractor to book your job. Also, have a backup contractor in mind in case your first choice backs out for whatever reason.

All of the choices mentioned should be considered "important" not just one. I've learned that it's a must to get positive referrals and to see the work up close myself, to consider what their expertise happens to be (not all contractors are good at everything you want to do), and that cost is not something to fudge on or change half way through a project (this is more not me changing something but rather the contractor). Always check out the contractor with local agencies and state licensing boards too. You never want to hire someone who has lawsuits against them or has negative comments on sites that rate them like the BBB for example.

I hired local. In a small town, reputation and examining their work probably covers it, but if you find someone that every professional in town already loves working with, you got it made, because it isn't only about price, craftsmanship and reputation. It is about trust of every single person involved in the process.

I chose someone who has good character and is seriously well-loved and those are intangibles, but they paid off in spades. He showed up first every morning of my renovation. I could trust him to be alone in my house for months on end without me being there.

I found out over and over again that each person in the process: the plumbers, electricians, carpenters, painters, masonry people, the roofer, the clean-up person ALL have to be trustworthy and reliable and know their stuff and not out to gouge you price-wise or cheat you hours-wise or do unsound work and not unsafe to be in your house with your possessions. I hired one person who had such a high moral standard, plus 35 years of experience and he had close professional and friendship relationships with the other professionals who were like him. That person worked with several good painters and plumbers and electricians and knew the skill sets and character and price points of each laborer and that man showed up first at my house every morning and stayed until the last person left. I have never felt safer in my whole life. The quality of the work was visible. My neighbors contacted me to say that every time they watched the work going on, they caught my workers working hard and doing high quality processes. People drove by and saw the plywood being changed out on the roof and the quality of the insulation and siding installed and told me about it. A neighboring business person was watching and asked for their contact number.

I have a wall unit for cooling and my good guy made a cover with the same insulation for the house and painted the wood the same color as the siding and person after person comments on all of it.

All that, and I am not a wealthy person at all. I got it all at such a good price that I was able to do my roof, siding, masonry, flooring, bathroom, wall painting, move my laundry room, buy new appliances, do crown molding, put in new doors and windows and other things and I can't even tell you how much this Christmas felt like I had gotten so many Christmas presents all in one by choosing one seriously high character person.

The contractor must have an active license with no disciplinary action . She/he must have positive online reviews. She/he must have several references from customers in my locale who can attest to ethics, workmanship, and timeliness for getting the job completed. In my geographic area, a good, honest contractor will have plenty of recent references, and plenty of work, and will not need to seek work, or rely on references from family members.

anyone from Peterborough Ontario or surrounding area? Looking to do basement apartment and wanting design advice for main floor

Remember... who ever you finially choose. Remember, if it hasn't been written, it hasn't been said. Start your projects with a written plan of expectations and products you plan on using. Your contractor can not read your mind nor can you his or hers. This list should be decided before a contract is signed. The contractor needs to bid what you like and want, and as a customer, you need to seek out items and write them down and SHOW your contractor the products you plan on him using. Your bid is actual and pricing real. If you need more time and you don't know at the time what you like.... make sure you have a weekly meeting over all aspects of the project. Post a communication board! Communication is the key to success. Here is a meeting list.

Time frames, contractor clarity ,billing cycles, budgets,products,extras,unforeseen work, credits,supplier payments and lean release (safety) yours and theirs! You could be held responsible for an injured worker! Are you covered? Does your contractor follow safety protocall?

Important! Payments of suppliers could and will be your responsibility. Before payments are made to your contractor have proof they have paid them, for YOUR project. Lean holds are standard of the industry. There's nothing to be afraid of unless the contractor hasn't paid them, and you have paid the contractor. This is an area of major supplier that send leans....lumber,drywall,roofing,siding, window and door suppliers, Millwork packages etc.

good luck and be smart! And remember! If it hasn't been written, it hasn't been said! This means get it in writing, put it in email. And communicate to the fullest extent you can.

Trust and quality.

We decided not to go with one popular reputable builder after his numbers didn't add up. He would have done a decent job, but it would have taken forever and we would have. Even nickeled and dimed.

Another builder was well known and well liked, but I didn't get the sense the quality was there. I felt people used him because he was their "friend".

We are very happy with the quality of the work of our builder, and most importantly. the important structural items and code compliance have always been on par.

My only complaint would be that our renovation has taken way to long. There are some items where that was because I took time to make decisions but others where he didn't make our job enough of a priority or schedule subs far enough in advance to where he would have deadlines to be ready for the subs. But in the end, with the amount of money we are spending, we will be receiving incredible quality for what we paid instead of spending a fortune for a builder that cuts corners.

All of these are very important, but seeing as your customer is going to benefit most by hearing by word of mouth how you performed on other projects, I would choose this one to be most important. We always give our new customers 10+ contacts of our past jobs to hear from others before they make the decision to sign a work agreement with us!

I knew based on the referral list that these happy clients would also be scrutinizing. My builder only takes jobs through referrals. We received his name from a friend who had wished she had used him instead of the other recommended popular builder who turned out not to be as ethical. Word of mouth is critical, but not if the quality is not there. Some people are happy but may not have a scrutinizing eye for quality, where others are going to be very particular.

@Diane Bennett, take a look at these pros who could help http://www.houzz.com/professionals/s/General-Contractors/c/Peterborough%2C-ON

Reputation sides with quality, but remember, businesses started with the main person who WAS that company. As soon as employees are introduced a bit of the real name fades with what it stood for as this person opened up to the public as a sole proprietor and that's who you faced every day with a smile. Don't get me wrong!!!! Big company's can and do have great people that surround them and that's what you look for. A great person who built the company , and that person took the time to surround them selves with the quality personnel that takes them to the higher grounds. And lastly... your only as good as your last job. Look for fresh refs. Not 2 years old.... or never changes sense the site went up. Fresh refs!! that are constantly changing and up dated. Along with there design concepts.

are they leading or following!

Workmanship is my first choice. Without it, it doesn't matter what certifications the company/person has. Price wouldn't matter and certainly not references with obvious "fake" references abound in this internet society. If a person has quality workmanship, they are skilled in what they do and are professional in their ways. Poor workmanship whether it's design, materials, ability to complete the project, etc. isn't worth any price and you just might as well throw out those certifications (except legal & required licenses), fake marvelous references and internet honors of the company/person being reputable.

There are many items of deep importance. You work very hard for your income, and it hurts when it's taken advantage of. That's the pin point of taking your time in decisions. Remember the ole saying? Measure twice, cut once? That saying can be used in many many aspects. My self.... 41 years in construction and 18 years self employed selling the company, and the past 6 as a superintendent for a large company. I can truly say.... been there done that! My point is ... ask ... if your not sure, and if your sure... double check your self on finial decisions. Your going to be a success ! The worst question I ever herd was the one never asked!

Quality workmanship and being responsible for the product you create will carry through to good reviews and further work. What is also very important is being in good communication with your client and understanding what they need. And staying in good communication for the whole project. Delivering what is needed to your client and making sure they are pleased with the work.

Finding someone who is genuinely enthused about your project. My first contractor decided he wasn't interested in (or understood) passive solar design, the second one fizzled out, and the third one just wanted to build a box. The one I ended up with was really excited about building a small passive solar home, and I gave them a lot of creative leeway in the construction process. Granted, it went over budget, but their ideas and input made it a much better house than I could have come up with on my own. The sheetrock contractor is just finishing the primer, the woodstove is installed, and the solar panel installation is almost ready to power the house...I am SO close to moving in, I can hardly wait!

I am so curious as to why? everyone here who was happy and delighted with their choice of a Pro is NOT mentioning their contractors name? Since that is how we contractors get a reputation in the first place!

@Honey Ah, well, I'm one who has used the same builder/contractor for well over 30 years - ever since my first place - a townhome in a big city (Houston) which really wasn't me - so I moved into a rural setting in an old 1930s house on small acreage that needed a front entrance amoung other things. Then I had an opportunity to purchase some large acreage and build me another ranch - which I did and designed. Now, I'm downsizing and working to build a whimsical fun, gothic timber frame small cottage on part of the land. And all through this journey, I have used one person - builder - contractor - roofer - fix it up - handyman - that we developed a wonderful relationship. He loves doing stuff for me and we do laugh a lot over the various projects.

So, you want his name? Sure - it's Doug Loomis of D&M Custom Homes in nearby Conroe TX. And yeah, you can tell him you got his name from me. BTW, he's retiring in about 5 years - after he finishes my project! LOL

Even so, if someone who has read any of my posts, if they want to know what is name is - all they have to do is send me a private message. Simple. Just don't call me Honey! :)

In NJ all builders and contractors must be licensed to get their work permits and they must be insured to get licensed however there is zero requirement for schooling. This means experience, references, and your own inspection of their prior work are all priorities. What materials they use should have been figured out long before putting the job out to bid. I highly recommend hiring an architect to draw up plans so the materials are decided upon before interviewing begins so each qualified builder and contractor is bidding on the same job and their is no question about what materials they are going to use.

We listed out what Mike Holmes (From HGTV's Holmes on Homes) says is important when choosing a contractor! This document is really helpful when choosing the right contractor, because we know there are a lot out there to choose from. From recommendations, to contract requirements, and quality of work, it's all here: http://www.mossbuildinganddesign.com/pages/contractors-guide 

None of those are the MOST important individually. They are the most important collectively. ALL of those things factor in when we make a decision to build a home. We have built new homes 3 times. Learn a little more each time. Have been very happy with all of our homes.

Excuse me - but I first look at the perimeter of Price and Value. I cannot fathom shopping for a home outside of my price range. Then inspection of a certified pro. All the factors mentioned are important but let's be real. Price is #1. Get pre-qualified and shop for the best that you can afford and get certified pro's to advise you. My opinion and good luck.

"MAC", of course you are right. I just assumed one would be looking at a home they could afford, which of course is silly on my part! I am always amazed at the homes people look at and then expect the seller/builder to lower the price because they can't afford the house!!!

While architects do have their place in design , my experience tells me that they are a confidance builder in a very expensive way.
The average home for most people are not complicated structures and they do not always satisfy a problem other than an opinion and name throwing.

Price of a home is always a major factor and I don't mean the cheaper the better.

Always a battle with form vs function.

Good builders have the ability to produce a very nice home.

Abino

Call me cynical. I built a home with a reputable builder. This home cost $400k to build in the 90s. 3 yrs later- very wet home. Builder could care less. It cost me $25k to sue this builder to get the insurance money to rebuild my home. Other homes were also affected. This was due to incorrect installation of windows, improper flashing, inadequate gutter size etc. Consequences to my builder? None. When I called the builder's association, they didn't care. I filed with the bbb. My husband and I were both professionals. We did our homework. Most builders are in it to make profits. I have a great builder now in a new house. It is all about craftsmanship and attention to detail.

A good reputation for a remodeler rests on the quality of his work and his reliability and price. I've employed craftsmen who did excellent work but only showed up when it suited them. The person we currently use hit all the marks when he was referred to us and we have never been disappointed.

Sticking with the bid! I am more than willing to pay more for better service. A real pro makes an accurate bid and in the end charges you that amount. Never hire anyone who's a sloppy bidder. and licensing... could care less. except for plumbing and electrical

All of the above! However, if I had to pick one, I think quality of workmanship is the most important.

Quality of workmanship is key! If you have take pride in what you do, and are ensuring you are providing quality craftsmanship on each and every project, the rest of the items should follow. Also, having quality workmanship will validate the price. :)