I am taking the time to write this because there are a few things you need to know before you hire…read moreTappan Builders to remodel your house. These are things we wish we had known before we hired them.
First, the bid. Don't believe it. Tappan low balled his bid, leaving out dozens of items that came up later as "suggested" change orders. Our project had 21 change orders! Some of these were due to real changes in scope. But too many were items that could have and should have been part of the original bid. Some change order examples (these are increases from the amount in the bid):
-Electrical: Change order for $6600
-Windows: We did add about 30% more new windows, but the price went up by 90%, from $18,000 to $34,000
-Interior Painting: $12,800
-Flooring: $11,500
-Heating Ducts: $1500
-Bathroom Vanities: $4000
-Wood Trims: $3900
-Door Hardware: $2300
Secondly, read the contract slowly and carefully, and consider having a lawyer read it. Here's what we learned the hard way: We decided to have the exterior painted by a wonderful company, Contreras Painting, who has painted many homes in our neighborhood. Their bid was about the same as the bid from Tappan's painter, but we knew the quality of Contreras' prep work and painting was extraordinary. What we discovered about the contract was that when we got our allowance credited back, it did not include the 22% that Tappan tacks on to all sub-contracted work or materials that he buys. That is, he kept over $1200 in profit and fees on work that was not even performed by his crew or subs. When asked about this, he referred us to the paragraph in the contract that allows him to do this. Buyer beware.
Third issue: Several times we were told that plumbing or electrical items we wanted were not available. These were toilets, faucets, fixtures, etc., that we had spent time researching and deciding upon. His answer: pick something else. When we did a bit of Goggling online, they all turned out to be fully available. We had to prove to him that he was wrong, and in some cases, purchase the items ourselves. Then, when we bought them ourselves, he informed us that neither he nor his subcontractor would warranty them.
Fourth issue: Tappan suggested a very expensive, but supposedly quieter, fan for the bathroom (Fantech). When the bathroom reached the stage where it was useable, we discovered that the fan was no quieter than any cheap generic model. After complaining that this fan was not living up to its reputation, Tappan suggested that we "put some screws" into the duct work. After reading the installation instructions online for myself, I discovered that he had virtually ignored the manufacturer's recommendations: that is, the material for the duct work and the ducting length were both wrong. It took almost a dozen emails before Tappan finally had his crew take a look. Indeed they were able to fix it, and they didn't charge extra for this, but the aggravation it caused was simply unnecessary.
Fifth issue: His electrical contractor tries to cut corners. When asked specifically to install Lutron switches and plates, he substituted Leviton, in a mix-and-match manner, and the colors did not match. This was eventually corrected, but it took time, energy, and a bunch of emails before it was done.
Sixth issue: Schedule. From the start, we asked for some sort of schedule for this project. It was clear that this was not going to be done in the three months of his original estimate. But we were never able to pin him down about the overall timing, nor could we even get a rolling estimate of upcoming decisions and dates. We would get comments like "decide on the tile by next Tuesday" when they were nowhere near ready to move ahead on tile work for weeks thereafter. On about a week's notice, we even worked out a place to stay so that the floors could be finished. When the day came, that very day, we were told that the plan had changed, and we would have to work out our accommodations for a later date.
Seventh issue: Double charging. In at least three instances, invoices had to be revised by Tappan as a result of overcharges by his billing department. One of these was for over $800, and the others were smaller. But be vigilant. You need to check their work.
Eighth and last issue: He loves to look around your house and diss other work you have had done by others. He, of course, insists that you correct everything with his contractors. With his 22% tacked on to all work by sub-contractors, you would be far better off to get your own bids. His "oversight" of other professionals is simply not worth it. When it was needed, say with the electrical work described above, it was not done.
Having said all of the above, Tappan Builders does do high quality work. Our crew was competent and friendly. If you can get past everything described above, you may still want to hire them. Good Luck!