Walking down the steps of your home and digging your toes into warm sand is a long-held fantasy for many. Beach houses offer the perfect escape from the stressors of daily life, and Ocean City stands out as a prime location for its cleanliness and long stretches that accommodate both relaxed and festive atmospheres.
However, turning that fantasy into reality requires substantial planning, skill, and experience. Consulting the right contractors will ensure your ideal beach house doesn't encounter unforeseen problems and delivers the desired experience.
Essential Questions to Ask Contractors
The right general contractor will save you from hours of frustrating discussions and headaches. Professional expertise, such as
local building codes and long-term weather effects, can help you realize construction's unique challenges.
You also want to ensure your contractor fully appreciates what you want from the house. They should be in tune with your budget expectations and timeline and help you decide whether you're looking for a permanent stay or a seasonal getaway. These factors will all affect construction decisions.
Qualifying Your Contractor
The obvious first step is to confirm that your contractor knows what they're talking about. Plenty of
scam contractors are looking to make a quick buck by stealing your deposit.
Questions to Ask Contractors: Licenses & Insurance
In New Jersey, general contractors must register with the
New Jersey Division of Consumer Affairs.
Consumers can confirm a contractor’s registration with the New Jersey Division of Consumer Affairs through their online verification system or by contacting the Division directly. This check ensures the contractor is registered under the
New Jersey Contractor’s Registration Act. Additionally, the online verification system allows consumers to access
New Jersey public records.
Contractors in New Jersey must also carry liability insurance to cover property damage and injuries.
Experience with Beach House Construction
Beach houses have unique challenges that must be addressed during construction. If your contractor lacks experience in this field, they might approach it with the same mindset as building a suburban structure.
For example, Ocean City is in a floodplain. This means that the entire region is at risk of flooding due to hurricanes and strong storms, not just the beachfront property. These risks require homes to be built at a certain elevation to mitigate long-term damage.
The exact specifications will vary depending on the zone where you plan to build. Consumers can find the 100-year floodplain map
on Ocean City's official website.
Beach houses also suffer from salt air corrosion because they're next to the ocean. Unconventional material choices like fiberglass doors and windows help protect the home against long-term damage.
Local Knowledge
Choosing a good contractor with experience in Ocean City will streamline the construction process. They are familiar with local laws and monitor things like the current cost of labor and materials.
These costs vary between locations, and you're much more likely to get an accurate quote and timeline from local, experienced contractors. Thus, you're less likely to be hit with sudden budget increases halfway through the build.
Understanding the Project
Most people don't want their house to be a copy and paste of every other house in the area. There's a lot of room for personal expression in a beach house, including the size, style, and features you want.
Project Scope Communication
Your contractor should clearly understand your vision for your home. However, helping them grasp that vision is primarily your responsibility.
The contractor will ask you what you want to include and where inside the beach house. Don't be shy! This is your chance to mention that hot tub area or indoor garden you always wanted.
Not everything will be possible due to budget or practicality, and it's always wise to listen to professionals regarding
safety or legal concerns. However, if they excessively dismiss your needs, it might be time to get a second opinion before signing the contract.
Project Timeline Discussion
The project timeline isn't just a due date for the contractor. It outlines all the milestones leading to your move-in and provides a better understanding of the project as a whole. Having a prepared timeline also helps you understand how far back certain setbacks will delay the process.
Project timelines are fickle creatures since weather, material shortages, and cost changes are common in the
construction industry. You must be ready to discuss these possibilities and how they'll be addressed with your contractor.
It's smart to ask around the area and see how long other people's projects took. This will help you understand if a contractor is giving you an overly optimistic schedule.
Budget Breakdown
A house has more than four walls and a roof. You must account for construction machinery, materials, and labor, among many other things. Property costs can eat up to 60 percent of your
construction budget if you don't own the land.
The right contractor will provide a detailed cost breakdown that includes all these factors and prevent unwanted surprises down the line. You should review the list of materials and discuss why certain materials were used over cheaper alternatives.
While a good contractor will try to work within your budget, you'll likely need to make some concessions along the way.
Communication Protocols
A thorough timeline means nothing if the contractor doesn't communicate delays or changes to you promptly. You could be left staggered for weeks or arrive at an incomplete house on your estimated move-in day.
Before signing anything, ask the contractor for references. Previous clients can tell you how the contractor handled unforeseen situations and how they responded to feedback.
You should also establish exactly how and how often you'll contact each other. You might want to call, email, text, and page them, but choosing one communication channel is typically best. If you want to meet in person, setting regular meetings from the start gives the contractor time to prepare a more thorough update.
Protecting Your Investment
Building a house is a substantial financial investment. You'll likely require a loan to start, so you must protect yourself as much as possible.
Understanding Warranties
Explicit warranties are the most important defensive measure in a contract. These sections are highly comprehensive and describe specific problems and solutions that each party is responsible for.
There are various
types of explicit warranties to consider, including:
- Material & Equipment Warranty: Ensures the objects in question are functional and intended for the project.
- Callback Warranty: Allows you to contact the contractor to remedy problems in the project.
- Vendor Warranty: This covers the quality of materials and appliances directly from the manufacturer.
Payment Schedule Agreement
Watching out for scams shouldn't be an issue if you've contacted references and read reviews. However, for New Jersey, while there isn't a specific deposit limit, it's typical to pay around one-third of the total cost upfront.
Contracts over $500 must be in writing, detailing the contractor's information, project description, total price, and start/end dates.
Contractors use multiple types of payment schedules depending on their model. These options include:
- Progress payments
- Time-based payments
- Milestone payments
Your schedule choice should be clearly agreed upon before signing the contract. The proper schedule will enforce your timeline and hold you responsible for the contractor's efforts.
Conclusion
Building a dream beach house is an exciting decision. It's easy to be swept away in the excitement, but your ideal contractor should show dedication, planning, and care, matching your financial investment.
Asking the right questions and choosing qualified contractors is essential to dodging the frustrating pitfalls of construction. The key questions to ask yourself are:
- Do they have the proper licenses and insurance?
- How familiar are they with Ocean City and understand your vision?
- Do they have the right references?
- Are they likely to stick to the construction schedule?
The right contractor will meet all these requirements and regularly update you on the project's progress. With the right team by your side, your beach house will become a cherished retreat for you and your family.
