A general contractor Roaring Fork Valley owners trust should make the work easier to understand before work begins. You need a clear scope, clear decisions and a clear way to reach the person responsible when you are out of town.
Start with the work, not the contractor list
Write down what you want done before you ask for proposals. Keep it plain.
Include the rooms or systems involved. Include drawings if you have them. List finishes you have already selected and decisions you have not made. Note whether the home will be occupied, closed up or visited only occasionally while work is underway.
A contractor can price a defined job. A vague list makes it hard to compare one proposal with another.
Ask who owns the job day to day
At the first meeting, ask who will hold the contract, who will be your day-to-day contact and who will be on site. Ask how questions are handled when you are away. Ask how often you will receive an update, and what that update includes.
You do not need a promise that nothing will change. You need to know who will explain a change and who has authority to make a decision.
Talk about permits early
Building permits and plan review are handled by local jurisdictions. Aspen, Snowmass Village and Pitkin County each publish building information for work in its jurisdiction. Check with the office that applies to your property before you treat a proposal or start date as settled. Aspen Building, Snowmass Village Building and the Pitkin County Building Department are good places to start.
Ask the contractor which permits or reviews may apply, who will prepare the submittal and who will stay on top of questions from the building department.
Compare proposals line by line
Ask each contractor to work from the same scope. Then compare what is included, what is left open and what you will need to choose later.
Look for the details that get lost in a short proposal:
- Site access and protection
- Demolition and disposal
- Allowances and finish selections
- Work by specialty trades
- Cleanup and closeout
- A written process for changes
Do not mistake a short number for a complete plan. If two proposals describe different work, ask for clarification before you compare them.
Check the paperwork
Before you sign, ask for the current business information, insurance documentation and the written contract. Read the scope, payment terms, change process and responsibility for permits. If something matters to you, put it in the agreement instead of leaving it as a conversation.
Use the first meeting as a communication test
Pay attention to whether the contractor asks useful questions about the home, the site and how you use the property. Good questions at the start can prevent assumptions later.
For roof work, put material, drainage, flashing and access questions on paper. Our notes on what a new roof means at altitude and what a useful roof inspection should tell you can help you shape that conversation.
Choosing a contractor is not only about the proposal. It is about whether the scope is clear, the paperwork is in order and the communication works before the work starts.