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The third major type of contractor is the marginal new builder Note that you won t find any marginal established builders around, because the very definition defies longevity These are builders who
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begin by remodeling their own kitchens or helping someone else do theirs They might have worked a summer or two on a framing crew or putting up roofs for a good builder before one day deciding to paint their name on a truck, get an answering machine, and run an ad in the classifieds They could enlist the support of a relative who happens to work for a real estate agency These are the contractors who aren t all that concerned with erecting a quality house They keep a disheveled building site and hire the kind of workers who drink beer on the job and casually toss empty cans and bottles into the foundation excavation They d never dream of parting with the dues to join a local builder s organization or chapter of the National Home Building Association They can afford to keep their prices competitive though, because they tend to build on inexpensive lots, purchase marginal quality materials, employ construction method shortcuts, and build simple, no-frill floor plans These are builders who are more interested in making a profit than ensuring customer satisfaction They might not be dishonest (or they don t mean to be) but they don t have the necessary skills, business sense, and reputation as the first or even the second type of builder A new company formed specifically to develop a large piece of raw land into a subdivision could fall into this category These individuals, although they might believe they are skilled builders, and can talk a good game, should not be relied upon to come through with a quality house
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The fourth and last major builder category is that of the inept, dishonest builders A M Watkins, author of a number of fine volumes on house buying, house planning, and home maintenance, refers to these, the worst kind of contractors, as vanishing builders Vanishing is an appropriate monicker because even shortly after these builders erect a house, no matter if small or large problems arise, the vanishing builders simply disappear from the scene The vanishing builders are the ones you must guard against They might seem completely trustworthy when first approached, and even when a house is completed, everything might look in order but just try to get them back to take care of a downspout that comes loose from a gutter, or heaven forbid, a major problem such as a leaky roof or basement
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The vanishing builders live up to their names and allow their customers no recourse, no means of exacting repair or retribution The reasons for these builders disappearances are legion, and their excuses many They might have simply pulled up stakes and departed for a more favorable climate They might have disbanded and gone back to work for someone else because they couldn t take the headaches that come with self-employment Their phone numbers are likely to be disconnected or changed and unlisted Or they might declare bankruptcy In any event, these builders have neither the skills nor the intentions needed to become established, reputable contractors They chase the fast dollar Even the best scenarios will find the vanishing builders starting out as subcontractor helpers who understand the basics of how houses are constructed, observe that successful builders earn a good living, and long for a piece of the action Several form a partnership and paint their names on their trucks and boom-build a house or two for unsuspecting friends (who don t remain friends for long) and later for gullible relatives At first, the vanishing builders take care in their initial few houses so they have something they think is nice to show potential customers, and then, when competitively quoting, give low bids, get several jobs, and begin building the houses They select subcontractors they have been friends with, and aren t firm enough to make them do a good job so the subcontractors make mistakes that don t show up until later such as a cellar wall that collapses inward because it isn t properly supported Meanwhile, the vanishing contractors, after running into irate customers, zoning problems, unreliable subcontractors, slow building periods due to the economy, weather delays, and expert competition from the skilled established and new contractors, cannot last In fact, few vanishing contractors even know how much money they will make on a particular house They might actually bid without fully realizing their expenses less than it costs them to construct the dwelling No company, no matter how skilled at building houses, can last or exist unless it generates a fair profit Sometimes vanishing builders find backers who put up front money for land they hope to develop Together the vanishing builders and their representatives can be flashy individuals with persuasive sales skills and wildly inaccurate promises These people don t care about the satisfaction and security gained by developing a good repu-
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