May,
You are way ahead by asking this question now! So many focus only on the pool and ignore contractor pre-qualification/selection. Pool construction is a complicated process with many variables that are controlled by the builder (productivity and quality etc.), some variables controlled by the owner (timely decisions, scope definition, site access etc), and some that are not controlled by either (weather, subsurface conditions). All the questions Poolgate mentioned are important. Also consider the following:
- Get a copy of the builder's contract. It will almost certainly require changing. It has most likely been drafted by their attorney and is very "one-way". You can post contents here for comment, be sure to remove any personal information. You should understand and agree to every word before you sign.
- When you're done with the negotiation your contract should be very fair to both parties. Owners that try to put builders in untenable positions lose more than they gain.
- Ask each builder for their execution plan for the construction process including the permitting plan. Also ask to see their specifications. If they say this is "proprietary" run don't walk!
- Payment should be by easily measurable construction milestones that are roughly equivalent to work in place (we can help you with this),
- Retainage is critical. Make sure you have 10% or so tied to a performance test agreed to by both parties. The test should also be fair to both parties.
Just to clarify, I'm not an attorney... just managed Billions of $ of construction and I'm always amazed at the range of quality for pool construction contracts, and pool construction quality management process. Also, the lack of attention to this before contracts are signed. You are waaaay ahead of the game by asking these questions now. It's not really that hard to do right. Most high quality constructors will actually appreciate an owner that wants to understand the differences between bidders and looks for real value not just the cheapest price.
I hope this helps.
Chris
This does thanks, I’ve heard quite a few horror stories of unwarranted delays and it seems like they all have cost overruns with even the smallest changes or additional labor costing more then it should.