Before and After You Sign Your Contracts 
by Charles K. Farrington 
S TRANGE as it may seem, it is often the poorest economy to 
give your building contracts to the lowest bidders. There 
are many points to be considered in placing them, and it is the 
writer's intention in this article to give hints which should help 
the prospective house-builder to obtain the best results in the 
house he may be building, by showing him what it is best to 
do when he accepts the estimates, and also after building opera¬ 
tions have been commenced. 
The estimates may vary for one or more of the following 
reasons, which have been selected as typical: 
i. The bidders may have made mis- 
WHY ESTIMATES takes in estimating. 
MAY VARY 2. They may not have figured to 
supply what the plans and specifications 
call for. thinking that the latter would not be enforced. 
3. Outside supply men may have made mistakes, or may not 
have figured to give what the specifications call for, in sub¬ 
mitting estimates to the contractors who are estimating. 
4. Some of the estimating firms may have a large capital 
which enables tl\em to purchase for cash, and so to obtain very 
favorable prices. They may also have steam or electric power 
in their workshops, and so can get out material at much lower 
rates than their competitors, who have only hand-power ma¬ 
chinery. 
5. Members of some firms work with their men on the work 
itself. They therefore do not have to hire so many men. They 
consider their profit to be obtained largely from their own per¬ 
sonal labor. It is obvious that such a firm can submit lower 
estimates, especially (as is frequently the case) when the firm 
is composed of three or more members. 
If you have received low estimates and have cause to think 
they are so on account of the reasons mentioned in examples 
I, 2 and 3, do not by any means accept them, for if you do you 
will be very likely to have endless difficulties. It is better not 
to force a contractor to undertake work under such conditions. 
Every contractor should be entitled to a fair profit. Examples 
4 and 5 are instances where you can obtain lower estimates, and 
yet be on the safe side if you accept them. 
It is well to remember, when placing your contract, that 
there are three points of view: 
1. The owner, as a rule, has only so 
WHEN PLACING much money to spend, and he almost 
THE CONTRACTS always wishes to obtain a far greater 
amount for it than is possible. 
2. The architect wishes the owner to build, and so endeav¬ 
ors to obtain estimates which will be within the amount the 
owner can spend. 
3. The builder, as a rule, desires work, and tries to obtain it 
by submitting as low an estimate as he possibly can. 
These conditions frequently make it very difficult to obtain 
a satisfactorily built house, as all interested parties are working 
from different points of view. But if the owner in the begin¬ 
ning will only definitely decide how much he can spend, and 
then be satisfied with a reasonable amount in return for it, much 
future trouble can be avoided. 
Remember, above all things, that to have a contractor who 
looks after the owner's interests is most essential. Let me give 
the following example, which will ex- 
A RELIABLE plain my meaning better than many 
CONTRACTOR words: I was once given by a builder 
the order for oak flooring for a house, 
and the very finest grade was called for in it. Upon looking 
over the plans and specifications to learn exactly how much was 
needed I discovered that the best grade was not specified. I at 
once called the contractor’s attention to the matter, but he re¬ 
fused to make a change in his order and buy a less expensive 
kind, for he said it must have been a mistake on the part of the 
architect to have specified that grade. The order was a large 
one, and he would have made a good saving. With such a con¬ 
tractor you will be sure of obtaining the best results, and you 
will also be spared much worry. I was not surprised to find 
that the contractor just mentioned frequently received work 
when he was not the lowest bidder, as it was considered good 
policy to have him do the work even at a higher cost. 
Be very careful about making changes in your plans and 
specifications after the contracts have been signed. Carefully 
consider all details beforehand, and then 
AVOID CHANGES you will be sure of obtaining what you 
AFTER SIGNING require at the lowest price. After your 
CONTRACTS house is under way it is practically im¬ 
possible to have different firms submit 
estimates upon making the changes. You will usually have to 
allow the contractor to charge what he sees fit. Such changes 
are called “extras.” They are a source of trouble to the con¬ 
tractor, and you pay accordingly. For example, you may wish 
a different wood used for the trim of some of the rooms. The 
contractor undoubtedly placed his order for all the interior finish 
as soon as he received his contract from you. Fie agreed with 
the mill for a certain price for what he required. He is now 
obliged to change his order, and cannot obtain figures from other 
mills, and so there is no competition, and he has to pay what the 
mill people see fit to ask. They in turn have probably been put 
to an additional expense by the change, and naturally do not feel 
that they should stand for any loss, and so the owner in the 
end pays more than he would if he had made the change before 
submitting the plans and specifications for estimates. If it were 
not for lack of space I could give the reader many such exam¬ 
ples. I know it may sometimes seem best to add a room, or 
a window, or to make some other change after the house has 
been partly built, but if you do you must expect to pay well 
for having it done. 
Before your architect draws your plans and specifications, 
visit as many houses as possible, or study plans and specifica¬ 
tions and so obtain ideas. Then draw 
DECIDE ALL rough sketches and submit them to your 
DETAILS BEFORE architect, and let him know your re- 
STARTING WORK quirements. He will suggest to you 
many ideas and will incorporate your 
own in those he works out for you. But above all you must 
let him know exactly how much you can spend and also just 
what you require. 
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