Frequent Questions

What does the term “Design/Build” really mean?

Design/build firms integrate the entire spectrum of a construction project — architecture, interior/exterior design, costing, project management and work crews — under one roof. With key players in the process working closely together and for one entity, complex projects run far more smoothly, saving the client both time and money and ensuring a high quality finished product.

What should I look for in a design/build firm?

True design/build firms can deliver on all aspects of your project. Unfortunately, in today’s hyper-competitive Atlanta construction market, many contractors style themselves as design/build firms, often when they are no more than a one-man (or woman) show. 

Look for a company that has a full range of design/build capabilities – from architects to project managers to interior designers, estimators, carpenters and an account manager that will service your project from soup to nuts. Then, look at the company’s body of work; do they specialize in the type of project you are considering such as kitchens, baths or outdoor hardscapes? 

The company should be able to readily explain how projects run from day to day and be willing to introduce you to key project personnel. They should also be able and eager to give you solid, local references and affiliations. If possible, inspect work in progress at some Atlanta homes so you can see how the firm operates in action.

Finally, look for a firm that is fully insured and licensed in the State of Georgia.

What are the red flags I should be looking for when interviewing prospective contractors?

Keep an eye out for the same warning signs as with any other suspicious business practice. Be particularly concerned if the company quickly gives you a low price and seems in a rush to start the project; pressure tactics are inappropriate and often signal financial distress, a lack of depth and will likely mean that the contractor will take ill- advised shortcuts.

A legitimate professional contractor protects both its clients and its employees through careful planning and by operating only with the appropriate documentation, permits and licenses. Remember too, Atlanta building codes are constantly changing and only a reliable contractor will stay abreast of these changes and implement necessary new procedures in a timely manner.

With so many scary remodeling stories, how can I avoid starring in my own horror show?   

While there are many remodeling horror stories, there are also many quiet successes. If you look for the right things up front, you can avoid being on the 11 o’clock news looking for your contractor.

Remember, contracting in Georgia remains an unregulated, unlicensed activity except for local codes and regulations. Fortunately, legislation mandating state-regulated licensing has passed and awaits funding. Meanwhile, homeowners should look for an NARI (National Association of the Remodeling Industry) contractor. NARI requires that its members pass a rigorous and comprehensive industry exam.

Why does remodeling seem expensive when compared to new construction?

Remodeling a home in Atlanta can be costly because it involves far more variables than new construction.

That’s because remodelers must work within or navigate around existing conditions that may not be ideal. Foundations, walls, floors, roofs, exterior siding, the lay of the land must all be evaluated for safety and aesthetic reasons.  

Perhaps most importantly, remodelers must always consider the homeowner first and offer them the utmost respect as they try to go about their daily lives in the midst of upheaval.

Is this the time to remodel or sell?

This is a at timely and topical question that should be carefully considered in light of the current economy, real estate comparables, remodeling activity in your neighborhood and your neighborhood’s overall desirability. Does it have good schools? Plentiful shopping? Tolerable traffic? Finally, what will be the net cost to you if you buy another home elsewhere?

While a significant indoor renovation or new outdoor project can be an expensive undertaking, many people find that remodeling is preferable because they don’t have to uproot their children from their schools, navigate new commuting patterns or leave the neighbor they’ve come to know and love (and one or two they could do without).

An Atlanta real estate professional is a great person to consult with when considering a remodeling project. There are also real estate appraisers who specialize in analyzing the increase in home value from a particular improvement.

What are my financing options?  

Many clients have significant equity in their homes, which can form a sound basis for project financing. When interest rates are favorable, one of the most popular avenues is to acquire a construction loan based on the appraised value of the remodeled home and then refinance the existing mortgage and the loan into a new mortgage at the prevailing rate. Smaller projects can be financed from savings, home equity lines, home improvement loans or the sale of investments.

Do I need to have an exact budget in mind before I meet with a contractor?

Our advice is to first concentrate on finding a contractor in Atlanta who meets your criteria and with whom you are comfortable.

MOSAIC strongly encourages our clients to candidly discuss their budget parameters with our designers so that we can plan appropriately and deliver a plan that meets your expectations and your budget.

What should I except in the way of a contract?  

A reliable, professional contractor will have a fair, comprehensive and enforceable contract that is easy to read and understand and they should be willing to go through that contract with you line by line.  

You can perform your own research on the Internet or at your local bookstore, but the best advice is to have your attorney review the contract.