What to consider when requesting bids
Painting is the most common do-it-yourself project for homeowners — after all, the consequences of messing up a paint job pale by comparison to botching electrical or plumbing work. But painting is hardly a no-brainer, and most of us will want to hire help with wholehouse jobs — interior or exterior — especially if ladders and scaffolding are needed.
Take the time to choose your contractor carefully. Bay Area Checkbook and Checkbook.org’s surveys of area painting customers turned up both raves and rants, running the gamut from “This company provided superior service in every way” to “Our recent experience was an expensive disaster.”
In addition to Checkbook’s customer ratings, get recommendations from friends, and look for contractors with references from previous customers in your neighborhood for jobs within the past year. Also ask for references from paint suppliers. A few phone calls are worth the time.
When asking for references from previous customers, give more weight to contractors with long track records of successful projects and more years in business. Experience matters.
Once you’ve assembled a pool of candidates, ask each of them for a cost proposal. Many painting companies simply specify “paint house for $5,000.” It’s great to get a friendly, reassuring handshake and promise that the crew will take care of all the details — starting on time, working every day, cleaning up — but why not include each point in a proposal?
Get several price quotes. Checkbook researchers collected price quotes on a sample of carefully specified painting jobs. Prices varied dramatically. For example:
To paint the exterior trim, windows, shutters, railings, doors, and garage of a two-story house, prices ranged from $2,500 to $9,355.
To paint the interior walls, ceiling, trim in three bedrooms and one bathroom, prices ranged from $2,164 to $5,275.
Bear in mind that Checkbook found that companies that perform top-quality work are just as likely to quote low prices as companies that do shoddy jobs.
Other advice on getting price proposals:
Check whether contractors will supply the paint or if that’s your responsibility.
Look for a thorough recap of the specs, work area, materials, starting date and an estimate of how long the job will take. A contractor who sorts out the details and puts them on paper is likely to follow through on-site.
Make material disposal part of the cleanup job. Many jurisdictions charge substantial fees and have stringent regulations about construction waste, and paint and solvent leftovers.
Once you’ve selected a contractor, get a detailed contract. It should start with all the details you’ve pinned down in the proposal. If the job requires multiple types and colors of paint, get a specifications list. For example, brand name, type, and color (with manufacturer’s product number) for siding, and the same details for trim, shutters, garage door, and porch risers.
Some other key contract clauses to consider: Personnel: Some contractors start off with a full crew that swarms the work area. Then, for many reasons (mainly juggling other jobs), there may be days with little or no activity. Minimize these delays by specifying who will be on the job and that, weather permitting, work will be continuous.
Insurance: Contractors should provide proof that they carry both general liability and workers’ compensation coverage. Payments: Minimize the down payment and maximize the final one. The more you can withhold until the end, the more leverage you’ll have to get the job done well. If a painter requires full payment up front, you’ve got the wrong contractor. Starting and completion dates: Request a firm start date. The completion date will probably be an estimate, but cover yourself from disputes by including this phrase: “Starting and completion dates are of the essence of the contract.” Lien waivers: Require that the contractor provide a Waiver of Mechanic’s Lien Rights form at the end of the job, which absolves you from paying the contractor’s bills. Cleanup: Include the phrase: “The work area should be left broom clean.”
Finally, there are things you can do to help the job run smoothly, finish on time, and produce the best results. Prep work: It’s one thing to ask for help moving a large bookcase, but first pack up all the books on it — and all your knickknacks in the room. Save space: Move your car out of the driveway and carve out space for the painter to stash supplies. Bathroom breaks: Either make a bathroom available or rent a portable toilet. Communication: Brief meetings to discuss the job — preferably every day — help squash misunderstandings. Surprises and changes: No contractor can anticipate every possibility. Materials may be unavailable. Large chunks of rotten siding may crumble along with the old paint. Exterior jobs may be stopped cold by a week of steady rain. Seek middle ground to quickly resolve disputes. After-hours calls: Once the job starts, limit discussions about the job to work hours. Put up with noise: Listening to music or podcasts makes the day shorter.