Big project? Here's how to hire a general contractor

No home improvement project produces greater stress than a kitchen or bath remodel or — cue the panic attack — a multiroom renovation or addition project that moves in and seemingly threatens to stay forever. Domestic tranquillity can turn into turbulence.

The director of most major remodeling projects is the general contractor. Below are some basic strategies for finding and hiring a good one. Through a special arrangement, Star Tribune readers can access Checkbook's ratings of general contractors and read all of its advice for finding and working with home improvement contractors for free through Sept. 7 by visiting the website below.

Start by asking and answering basic questions. Develop a wish list and then weigh it against what you will pay to fulfill it. Will you really derive $25,000 of enjoyment from that remodeled bathroom? How often will you actually use a new $50,000 home theater in the basement? These considerations are especially important if you are considering a major renovation or addition. For example, if it costs $100,000 to add a great room downstairs and a new bedroom and bath upstairs, are you better off using that money to trade up to a bigger house?

Get design help, and put together a serious plan. Architects, house designers, and kitchen and bath designers can convert your wish list into a detailed plan with a rough budget. In general, you will benefit the most from hiring an architect or house designer if you need a lot of design work — for a big or complicated addition, or to tie in significant changes to more than one room.

Architects have the most education and training, but the difference between a qualified designer and an architect often comes down to the latter's knowledge of engineering, which, for most home improvement projects, is not essential. Both architects and house designers charge by the hour or use a fixed price based on the level of service, or bill a percentage of the final price if they are supervising and directing the entire affair.

Kitchen and bath designers specialize in layout and planning for those frequently remodeled spaces. You will find kitchen and bath specialists working for architects, design-build firms, general contractors, among others. Fees paid for the work of kitchen and bath designers employed by another business, like a design-build firm or a store, are often rolled into the price for the remodeling job or items purchased from the store.

Vet potential contractors. Meet with at least three candidates, and go over your plan in detail, while asking pointed questions about their experience and credentials as well as potential problems. You will be in a close relationship, so imagine what it would be like to work with this person for weeks or even months. Afterward, check out references, licensure, insurance, past lawsuits and complaint history. When contacting references, ask specific questions. Does the company do the kind of work you have in mind? Does it follow plans? Etc.

In addition to ensuring a low price, collecting multiple bids will minimize surprises. If Company A proposes to install a header and Company B does not, ask Company B why not. If it tells you it's probably not needed, ask it to add it to its proposal as an option and avoid a possible surprise cost increase later.

Another benefit of detailed pricing is that it makes it easier to calculate your savings if you scale back the job.

For items you can buy on your own, check prices with retailers to make sure you can't do significantly better, especially for appliances, cabinets and fixtures.

Do the deal. Pick a winner; then get a formal contract. A good contract includes a detailed description of the work, who will do the work, price and payment terms, quality standards, warranties and guarantees, how changes to the scope of work will be handled, and start and completion dates. It should require that the contractor secure all permits and approvals and require the contractor supply you with applicable lien releases before each payment you make. And it should make clear that you get to say when the job is over.

Remain vigilant. There's much you can do to help your project run smoothly. Resign yourself to some unpleasantness. Parts of your home will be in disarray. To prevent mistakes and avoid misunderstandings, communicate with your project manager every day and ask for daily schedules. Make sure you are available for questions. If work isn't done to your satisfaction, don't pay until the contractor makes it right.