Everybody has heard the horror stories of hiring a contractor, they start the work then go out of business... Leaving you stranded. But it does not have to happen. Elena knows a few good high quality contractors. Most of them are booked months in advance so please plan ahead.

In order to increase your property value a remodel may be necessary. Hiring a contractor to do the work is often times a better idea then trying to do the work yourself. Hiring a contractor should be a done in a judicious manner. Get a few quotes, get a list of references, at least five. and CALL THE REFERENCES, all of them. Ask questions, How did the contractor respond when problems came up? Was he/she on time and on budget? Here are other factors to consider:

• Experience. The failure of most new contractors can be blamed on poor work habits and shoddy business practices, according to the Small Business Administration. Choose a contractor with a minimum of five years of experience.

• License. Contractors must be licensed, insured and bonded by the state of Washington. Do not hire an unlicensed contractor. Here is a website you can use to research unlicensed contractors.

• Bank account. A contractor with five years of experience and a solid record of bank deposits will, in all probability, stay in business long enough to complete your project. It also indicates that the contractor has sufficient capital and doesn't need your business to pay this month's bills.

• Insurance. The contractor should carry workers' compensation and general liability insurance. Lack of insurance could leave you liable for any injuries suffered on the job. Get copies of policies from the contractor's insurance company.

• Workmanship. Many contractors carry photo books to show samples of their work. But the only way to judge the workmanship is through an on-site inspection. Ask the contractor for names of recent clients, and arrange to examine projects similar to yours. The more references the better. And call the people on the list!

• Teamwork. The best contractors are those who care about the project as much as you do, and who can work around your schedule and your household's routines. If you want to be involved in every decision, hire a contractor who's comfortable with close supervision. If you want to leave the details to an expert, hire a contractor whose decisions you will trust.

The art of the bid
After you have selected several candidates for the project, the next step is to get bids from the contractors. It is imperative the contractors bid for the same specifications. Write your project's specifications in detail, including sample building materials and fixtures if possible model numbers the more detail the better the bids will be since the contractors will be using the same fixtures and materials in their cost breakdown. Make copies for each contractor submitting a bid.

Hire a designer? You may want to hire a designer to create project specifications if you're not comfortable doing them yourself. Specifications for a kitchen remodeling project, for example, might include cabinets, flooring, sinks, faucets, appliances, countertops, doors, windows, and any custom carpentry specifications, such as built-in shelves.

Cost Breakdown
Most contractors have their own breakdown sheets, but you can also provide one to make comparing bids easier:

• Expenses. Itemize tasks such as subcontractor bids, building permits, and finish carpentry.
• Materials. Specify the costs of all building materials.
• Fixtures. List the costs of all fixtures to be installed.
• Labor. Calculate the cost of labor. (Note that subcontractor labor should be included under Expenses.)
• Total. Add the totals from the four categories (expenses, materials, fixtures, labor) to arrive at an estimated bid.