Change orders are an inevitable part of any remodeling project. Understanding what factors may trigger a change order is the key to controlling their cost and timely execution. There are three factors that typically trigger a change order.
The first is unforeseen conditions. These are conditions that arise after walls have become exposed or items that are exposed due to the construction. An example of this would be when a bathroom is demolished and the studs are rotten due to water leaking from the shower or tub. Replacing the rotten studs would typically become a change order. Other unforeseen conditions would be finding termite damage or discovering there is no insulation behind the drywall. The items would need to be corrected and would cause a change order to be generated.
The second reason that may generate a change order would be a situation triggered by the City due to code updates. An example of this would be not having house numbers displayed at the front of the home. The City code officials require house numbers to be prominently displayed on the front of the home so emergency vehicles can identify the home. Another common code situation would be a lack of having smoke detectors in existing bedrooms even if the remodeling project does not affect these areas. Smoke detectors will need to be installed in these areas. Many of the city code items that may come up are for safety reasons. It is unrealistic to expect the remodeler to know all of the code items since they are constantly being updated.
The third and most costly reason for change orders is client-driven change orders. This can run the gamut from adding cabinets, to changing the layout of the floor plan, to changing the paint colors. These change orders can be reduced by spending more time in the design phase and by having an understanding of what the remodeling project really entails. Spending time initially to determine the specific details of your remodeling project will drastically reduce change orders. Putting tape down on the floor to show how much space there will be between cabinets or closet space can help you visualize what the space will feel like. Question if there are enough cabinets for the items that need to be stored, or if the closet is laid out for your clothing needs. If you are struggling with the decisions that need to be made such as paint colors, tile colors or countertop materials, then ask your remodeler for the name of an interior designer who can help coordinate all these decisions. This will help keep your change orders to a minimum.
Change orders are not financially remunerative for the remodeler. Change orders typically will cause delays. The number of your change orders can be minimized by simply taking more time in the planning phase and asking questions in order to have the outcome you are expecting.
By Leslie S. King, CGR, GMB, CAPS
President of Greymark Construction Company |
