Objects May be Closer Than They Look

Through my association with Boise Schools’ Adult Education program called Community Education, I have had the honor of speaking with a group I call the “Veterans of Remodeling Projects” The VRP, much like the VFW (Veterans of Foreign Wars), gather regularly to reflect on what they have been through together. The VRP needed a support group. I listened and they vented.

Threads of complaints articulated a colorful montage of trials and tribulations that illustrated many of the most common pitfalls of the remodeling process. As if on cue, they all agreed that they eventually got their projects completed, though not necessarily with the original contractor. It was that the process was marred by unforeseen problems. Oh, if only for hindsight.

It reminds me of having a pair of state of the art night vision goggles to use when flying at night. Now and then I flip them up and wonder what the hell I was doing for all those years without them.

Oy

The good news is that you don’t have to be a VRP to get some accumulated wisdom from those who have gone before you. There is help, and it is all around you for the asking. I have written a wonderful booklet on selecting a remodeler that is free for anyone who requests a copy. The booklet covers many of the common positive traits a great contractor will have, and applies all over the country. (It has yet to be translated into foreign languages). You may request one on the Levco Contact Us page.

I have also created a vibrant social network dedicated to sharing my wisdom, which encourages folks to ask questions and share insights into the process of remodeling. It also provides some third party suggestions about resolving issues that arise during the heat of a project.

So, in hindsight, we all wish that we had the ability to anticipate problems that crop up. Here are some of the key points I have gleaned that will help you avoid most of the biggies.

Several Tips to Avoid Pitfalls

1. Have a clear and concise DOW along with a thorough remodeling agreement that spells out the responsibilities of each party.
2. Having a clear and unambiguous Change Order procedure is super important.
3. Nowadays, there are many ways to communicate regularly pick the one or two that works best.
4. Make sure that both you can and your contractor can be reached in the manner that each of you prefer for the appropriate urgency.
5. Have a payment plan that uses milestones rather than percentage of completion.
6. Make sure you have a good set of plans that covers all areas that are to be addressed.
7. Make sure you have a schedule to look at and discuss, ensure it stays updated regularly.
8. If you are doing a Cost Plus Contract ( which I do not recommend), keep on top of your costs or they will run amuck.

In closing, be a savvy shopper, and choose your contractor wisely. Realize that even the best remodeling contractor can wind up in a disagreement with you. It is how you resolve it together and move on that punctuates the project. My belief is that the highest level of client satisfaction can only be reached through having a conflict resolved satisfactorily.

Your comments are welcome. To ask questions or get more information about remodeling email me directly or visit our contact page.

Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove and replace them at once

Our Logo

As I get more completed projects under my belt, there are still powerful lessons to be learned. Some are expensive, some are painful. As I say in my Selecting a Remodeler Booklet, it is wise to select a seasoned remodeler. The problem is,

“if you always do what you always did; then you’ll always get what you always got.”

This is why I love working on the business as much, or more than working in the business.

This post is about how I was able to make a systemic solution to what I discovered was a recurring nagging problem.

Working together

Remodeling is difficult enough without having to redo things. This is why there are so many “one horse show” remodelers out there. No one can do it better than the remodeler him or herself. That is all well and good but my idea of remodeling necessitates me getting results through others.

I have always been a cooperative sort of guy. Great partnerships exist in EMS (Emergency Medical Services) where on a hot call, we rarely need to talk because we know what needs to be done. We work together in harmony to save a life. Like my dad Ed Levitch used to say, in reference to working hard together… “when I come back, all I want to see is asses and elbows”.

In my mind, the entire concept of remodeling  rests on bringing a crew of very talented people working hard together to create a project. I now believe that subcontractors and specialty contractors in general get an undeserved bad reputation. I couldn’t understand why a highly recommended subcontractor could screw up a project so easily. This became painfully obvious when we did a root cause analysis of a series of situational problems. When placed side by side, to my horror, they turned out to be a pattern of identical recurring problems. There was obviously a systemic flaw, yet I had no idea where or how to fix it. I now believe that it is the contractor not the subcontractor that holds the key to making the project go smoothly.

Subcontractor Agreement

Levco has always used a simple form to describe what we expect from our subcontractors. I figured it was worth publishing because we all need to be on the same page. I hold everyone who works for us in a subcontractor role to these standards. In the event that there are issues we go right back to the agreement. When something comes up that hasn’t been addressed, this is where it will go. I broke it up into two parts

1, Things I love

2, Things I won’t tolerate

Many companies do not even have this type of form. It was born out of frustration with the process. For years I thought this was the magic bullet to ensure my process would work. All of my subcontractors had agreed to work within the parameters, but something was still missing.

As it turned out, having this form in place was not enough. There was still a nagging problem that haunted me. The more I looked at it, the more I got stuck. Knowing full well that some of my best ideas come from being frustrated, I was not too worried. This time however, I was hopelessly paralyzed and extremely frustrated for a few weeks when I finally found a way out.

My Mentor

I was reading a self help book on business in general, when a brief paragraph recommended I seek out a mentor. It suggested that there are lots of smart people that are willing to help if you just ask. As it turns out, that was the tiny spark I needed. It reminded me that I had already developed relationships with wise, successful remodelers throughout the country, so I reached out to them. Amazingly, it was the one in my own back yard that was able to pinpoint the problem and, in a loving way, gave me a nudge in the right direction.

The problem, it turns out was deeply rooted in a flawed Description of Work document.  A pattern of small problems had turned into big problems. We were having to redo work that had already been done. In some cases work that was required had not been included in the bid. Thankfully, it appears that we have solved our problems, as I like to say, “FFN” (forever for now). Our new improved Description of Work spells out the project in a surface by surface way that explains what the finished project will look like to everyone. Perhaps this is what one previous employee was trying to tell me when she said “communication” when asked her opinion of our companies number one problem. Although I couldn’t see it then, I believe I’ve got it fixed now.

As we ring in the new year I give thanks to my mentors, my employees, my clients, and all of my subcontractors. I look forward to a year filled with clear expectations and fantastic results.

Your comments are welcome. To ask questions or get more information about remodeling, email me directly or visit our contact page.

Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove and replace them at once.

Zen Garden

My brother, Maurice just told me a story of a park ranger that had retired but before he did he mentored his replacement. All in all the new ranger was doing the same thing the previous one did but there was something missing.

The park goers were not as happy, and missed the last ranger, they just couldn’t figure out why till someone noticed the lack of rake marks.

Sure the park was clean and neat, it just wasn’t the same, until the lack of rake marks was realized.

Rake marks left in the sand had a deeper meaning for my brother. We had a great discussion about how we can apply the story and principal into our daily lives, and add it to the culture of our companies.

Leaving rake marks is another way to express a mantra that I hold in high esteem “show that you care”. Perhaps this is easier to understand than  do, we will see.

Rake marks are simply a visible sign that you were there and that you care.

Another Zen Garden

At Levco we have employed this little tactic into our everyday conversations. It is one more way we differentiate ourselves from the pack.

Rake marks can mean a multitude of things;

• Keeping the job site safe and organized.
• Going out of your way to be helpful.
• Doing a favor without being asked.
• Anticipating needs of others.
• Being patient, respectful, and cooperative.
• Straightening out and organizing stuff.
• Making sure everyone working on the project cleans their area nightly, and the place is locked up securely.
• Fixing something that wasn’t on the list.
• Leaving notes.

Basically it boils down to leaving everything you touch better than when you found it. There I go letting my inner Eagle Scout come out again.

A client recently told me this pearl of wisdom. “When You Clean, You Find” He told me of several examples that include all sorts of things to look out for that made perfect sense. I suppose this could be used whenever cleaning is done.

So essentially cleaning is not necessarily a job to be relegated to the lowest man on the totem pole.

Things that are of special interest that have been caught since all we started paying more attention.

Gap In Floor

Framing:

• Level
• Plumb
• Gaps
• Square
• Nails not sunk all the way in
• Fire blocking & drywall backing
• Bracing and backing for grab bars and towel bars

Prior to Insulation & Covering walls:

• Disconnected duct work
• Plumbing pressure test caps still on.
• gaps in insulation.

Final Cleaning

Finish work:

• Gaps in grout, trim connections, under threshold
• Caulking
• Filled nail holes
• Toe kicks & Vents

Final Cleaning:

• Rough surfaces
• Spaces
• Appliances in place solidly
• Painting holiday (thin spot)
• Proper drawer operation
• Clogged aerators
• Light bulbs out
• Over spray
• Scratched windows

The list of examples are endless, the good news is that it even applies to cleaning up the kitchen when you are the last one to use it. Give it a try I am sure you will be impressed with how you feel about your work, never mind about how others view your work.

Your comments are welcome. To ask questions or get more information about remodeling email me directly or visit our contact page.

 Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove and replace them at once.

Al Davis

Although winning isn’t everything, it feels pretty good when you do.

I recall vividly as Al Davis, former owner of the Oakland Raiders said “Just Win Baby” It got me thinking about what Levco and the remodeling industry in general has in common with the game of football.

I also got caught up in the frenzy of college football this year and celebrate another fantastic BSU football season.

From my armchair, “Remodeling is much like a football game, except when it is done correctly, there are only winners, no losers”.

• Both teams develop a game plan based upon reviewing tapes and having faced similar challenges. Although we don’t use tapes we review previous projects to learn from them.
• We have owners that agree to play each other. In our case the opponent is in the form of a remodeling project.
• We both use lots of illustrations to plan out what we will do.
• Football uses a coach and we use a Project Manager who calls the plays.
• We both take a break at milestones to review the plan for the next phase.
• We both believe that we are the best despite there being other teams out there that do the same thing just a little differently.
• 

  Kellen Moore

  There is a set of rules that we are all supposed to play by, some teams do a better job of it.

• Occasionally we both drop the ball. We always pick it up and keep playing.
• When we take a break, we rehydrate for the next set of downs.
• Football has players that specialize in all areas of the game from running and passing, to kicking. We have employees with overall knowledge of the game and employ specialty subcontractors for those complicated tasks.
• We both plan ahead and use the best resources and are always on the lookout for the best talent available.
• A fumble isn’t always a bad thing.
• We make progress and have setbacks on a regular basis.
• We both keep track of statistics.
• Occasionally we punt.
• Extra points are scored on clever plays.
• We both celebrate small victories and have occasional setbacks.
• In the end we all celebrate the game and in our case the completion of the project.

After looking at the similarities between football and remodeling, I was left at the threshold of trying to describe what winning means to me.  I borrowed a phrase frequently that was created at Flying Pie Pizza,  “We Always Win”.  As I see it, the only way to have our interests aligned is to let everyone know how we measure our success. As I open the door here is what I see.

Winning for Levco is:

Our Team

1. Creating a team approach to each project and developing relationships that are solid.
2. Knowing that we did a great job and created what the client wanted.
3. Keeping in control of the schedule and the scope of work.
4. Having Change Orders signed before additional work is started.
5. Coming in on budget.
6. Tinkering with our systems to improve our process.
7. Showing that we care.
8. Finding a better idea no matter the source.
9. Listening very carefully to each other and allowing every voice be heard.
10. Adapting to existing conditions.
11. Finding clever solutions to complicated problems.
12. Anticipating problems and special needs before they arise and handling them in stride.
13. Keeping everyone and everything up to date.
14. Getting everyone paid on time.
15. Dealing with problems swiftly and decisively in an honest upfront way.
16. Celebrating our successes.
17. Learning from setbacks.
18. Creating a fabulous remodeling project that looks like it was always there.

In closing, winning for us does not come at anyone’s expense. The beauty of remodeling in Boise, Idaho is that I have created a working model for our continued success and prosperity. The fruits of our labor go way beyond a paycheck which is why we do what we do so darn well.

Rest in peace Al, you won a lot.

Love Joe

Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove and replace them at once.

It is in my blood

Here is where it all begins, when I was 4 years old. Does it  get any better? Sunday mornings on the carpet in the front room, building tall, tall buildings was all that I needed to make me happy. I was taking the available materials and using my imagination. My brothers and I would keep busy for hours. Another fond memory: is using building scraps to build an enormous airplane / fort in the back yard with all of my brothers and cousins. There were tree houses and all sorts of small projects. There was something about this type of thing that provided pleasure.

There was everything from collecting and straightening  bent nails on my father’s job sites with Grandpa Ben to being the expediter on my summer vacations, driving trucks and working on the projects. I remember not wanting to clean up before coming home so my mom would know that I had been working hard. I have wandered and done all sorts of things in my life. I keep coming back to being creative with my hands and head.

What makes me tick- Some say I am driven to follow in my father’s footsteps, and I believe this is true. I want to do better than him in business. It is what every father wants for his children. I believe I have many of his same characteristics about style, quality, and customer service, which are all positive attributes. I also dream big and have powerful aspirations and a ferocious work ethic. However, I am also finding that I have inherited some of the same problems he was cursed with – many of which revolve around being more artistic than focused upon the financial realities that business is difficult. Remodeling is far more expensive than I thought it would be.

My reward has been positive feedback from others, the internal knowledge that a good job has been done, and that I have followed the golden rule.

I am blessed with having him as a mentor and having many others that constantly support me through my learning curves. I have this undying belief that business success will come from being conscientious, awake, and alert, as well as being an everlasting learner.

Me Now

I believe it is up to me, not the economy, to seek out a living and fulfill my dreams. I use my time wisely by reading and writing, and clearing my head of the “garbage,” as one friend likes to say, that is somehow holding me back from being all that I can be. Some of my harshest critics say that I am remodeling as “a hobby” I like to think of it as a way to find happiness and great satisfaction in being who I am. In essence, like trying to maneuver a helicopter, I am trying to figure out a very big, complicated problem with lots of moving pieces.

What my job is- My job is to assemble a team of very talented people to make the description of work and bids I produce come alive and turn into great finished projects for my clients. Another is to bring all of my team’s talents together and deliver my A-game to the table.  I need to keep alert for a better idea, because they come from everywhere. To be flexible, and adapt to existing conditions and the needs of my clients, and make recommendations that work. It is also to sell the vision of what the project will become when we are done, and lastly, to be a good example for my peers.

What stresses me out-

1. Being disorganized.
2. Procrastinating.
3. Being indecisive.
4. Forgetting things.
5. Not doing it right the first time
6. Poor communications, no matter the reason

What Fills Me with Joy

Roots

1. Having fun.
2. Being a creative problem solver.
3. Fixing things with my tools and my brain.
4. Being relaxed.
5. Being very focused.
6. Getting great results through others.
7. Getting positive feedback.
8. Having the project’s process exceed expectations.
9. Hitting the projected cost of goods sold (COGS) on the head.

This thing called business can’t be done alone or in a  vacuum. I understand that it takes a dedicated and very talented group being lead by a passionate and equally talented and dedicated person to succeed.

Why I should be your Remodeler-

• I am the one you want because I listen and work with you to create a great plan that will meet your needs. I then help select the right components to create a great space through exceptional talent and experience.
• I am a professional remodeler with a tremendous amount of experience, and one who understands the risks and pitfalls and will avoid them to your benefit.
• I do not let any setback define me, only success.
• I will not settle for anything less than my best effort and the expertise of my team.
• I add value to homes through a collaboration of good communications of ideas and materials and techniques that, when put together, bring your dreams to life.

Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove them at once.

Old Friends

For the past few years, rather than asking, “How you doing?”  remodelers and others are asking, ” Are you busy?”  The assumption is that if you are busy then you are doing OK.

I recall pondering this same thing many years ago at Flying Pie. We wanted to know that we were making money before we advertised how great we are. Remodeling is a lot like making pizzas, but we are doing it on a larger scale with more variables.  Busy can be the last thing you are right before you close the doors, if you are not profitable too. I was actually worried that we were busy, sort of counter intuitive, don’t you think?

I also recall admiring the Albertson’s stores , who at the time had fewer stores than their rivals. They not only had the most profitable stores, they had the more overall profit than their larger competitors. In other words, bigger isn’t always better, and being busy and being profitable are not mutually exclusive.

The answer is yes, we have been busy. The question is are we busy being profitable?  The bummer is that being profitable is not a for sure thing. I am constantly checking in with myself… Am I doing the most important thing to advance the profitability and reputation of my company?

A hilarious Scene in Planes, Trains, & Automobiles

I recall Howard Olivier explaining that we make and lose money every minute that we are open. The thing to get into everyone’s  head is that “we don’t pay for effort“  If your effort is misplaced or without guidance, it could actually be  counterproductive. (an unfortunate reality on two projects recently). We reward great results, not great effort. In other words, do what I want… not what you want.

Estimating

Estimating properly is quintessential to being profitable. It is nearly impossible to nail the bid for me. The larger the job, the greater the risk. There will always be things that are not taken into consideration that pop up. They sometimes go over budget, and occasionally cost less. Michael Stone, an industry leader and very wise man says in his book Markup and Profit that everything over $300 needs to be bid. Michael Gerber, of the E Myth group of books, describes the essential components of creating a sustainable business. He has my full attention when he describes working on my business rather that working in it.

My Achilles Heel is always the labor. Why I can’t estimate how long it takes others to accomplish a task is an on going mystery. The lessons are everywhere if you learn from your results.

What I do is sell the concept of an improved living space. Then, if all goes as planned, I make good on my promise by achieving the real space improvements and having it all work as advertised.

Making money is the goal. Being good at what we do allows us to make money. In my world, making money is the byproduct of doing a good job. Here is how I do it.

1. I add value to a home by combining good materials with good craftsmanship in a way that was agreed upon
2. I provide legendary customer service
3. I manage expectations with schedules and regular and clear communication.
4. I deal with issues as they arise with my “we always win” attitude
5. I employ the most talented staff and subcontractors I can find to make things go as planned.

Ferries & Elves

The fairies and elves that do the work are the unsung heroes. As a contractor it is an ongoing challenge to fulfill the dreams of the clients and deliver the goods. How we make the sausage is not always pretty. Everything we do is out in the open. We frequently have to make quite a mess to create something beautiful. Essentially, we are on stage all the time.

Therein lies a valuable lesson for me and all remodelers.

1. Get busy
2. Be profitable now
3. Earn a well-deserved reputation for being busy.

A mentor Phil Rae a contractor and weekly motivational speaker ends his monologues with “Now git out there and sell something,” which is exactly what I am going to do.

Disclaimer: Some of these images came from the WEB. If they are yours, and you object to them being used, please claim them and I will gladly remove them at once.

Our Form

A lien is a legal document that can be place upon your home if a contractor, material supplier, or subcontractor is not paid.  Often called a mechanics lien, they can be anything from a threat, to a huge distraction and a serious infraction. As a contractor myself, I could place a lien on a property for non payment.

Thomas Jefferson first conceived of the idea to encourage construction in Washington. It is a way of guaranteeing payment to contractors and material suppliers who improve properties for a fee. In the event of non payment a lien could be placed upon the collateral property. If executed the property could be forced to be sold to satisfy the lien.

Lien releases are a tool General Contractors can use to ensure that the subcontractors and material suppliers have been paid to prevent a lien being placed in the first place. In the commercial world they are common. In the Idaho residential world this practice is rare. By signing one, the subcontractor releases the contractor from filing a lien against the home they worked on.

The mere mention of them and your contractor will start to squirm, change the subject, and beat around the bush. Truth be told it is a pretty powerful form.

I'll take that

Of course the legal profession has a specialist in the field, and this article in no way is an exhaustive exploration or explanation of all the ways that liens work. Our form has been approved by our construction law attorney and is specific for our type of work in our neck of the woods.
I’ll Take That

By law, anyone doing work over $2000 on a home in Idaho is obligated to supply a lien release. It is clearly outlined in the Idaho Homeowners Disclosure Form. Another opportunity to make your contractor develop a blank look and then squirm.

Turns out when you work for attorney clients, you get the benefit of having them shred your agreements (in a good way). I used this free constructive criticism to improve our forms and systems dramatically.

In the last few years, Levco has taken lien releases to a higher level, We have our subcontractors provide lien releases on final payment and has developed a form that can be given directly to the homeowner. Rather than supply them at a reasonable fee, Levco provides them at no cost for all contractors providing over $500 on each job prior to the owner paying the final installment.
Leaning on a home

Leaning on a home

There are still potential problems with the system. Just because I pay a bill in full does not necessarily mean that the subcontractor has paid his bills. This happened once when I paid a concrete subcontractor for the foundation work. Turns out he had re-subcontracted without my written permission to someone else (a prohibited practice now), and was in a dispute with the guy. The pumper truck and the concrete supplier threatened to lien the property. It was all resolved and we have never had a lien placed on a property but the threat was a huge distraction and is always there.

There is also the possibility that you as a owner could have to pay for the job twice. This occurred to a friend of mine who prepaid for a four-plex and the contractor went broke shortly after completion. He had not paid a bill. When it closed escrow, the owner found all the liens and had to fight them. She had insurance but essentially had to pay twice.

The mere fact that we have a form sets us apart from 70% of the other contractors in the area. The fact that we understand the law and use the form sets apart from another 25%. So if having your remodeling project lien free is something that interests you, please call Levco for an in home evaluation of your remodeling project.

Structure

We, ” Levco” just encountered another situation where the handy man would not be a good fit. Did you ever get the feeling that the (fill in the blank) just didn’t feel strong enough to hold a few folks in the same place. Weird feeling, trust your gut.

I recall seeing a video of a post accident reconstruction. A newly constructed balcony had fallen off the second story of a home and killed a few people.

I have seen several poorly supported structures in my day but nothing quite like this one. To be truthful a guy could argue that things are under supported all day long. It isn’t until a real failure happens that someone gets to say…”I told you so”

Here in Boise we use building codes like most of the country. I would say we are keeping up with the Jones so to speak. According to Carl Madsen, a residential plan checker of the Boise City building department, building codes went into effect in the 1930′s.  I suppose that there will always be those that ignore the rules. There are homes that have either been built poorly, or remodeled poorly, everywhere here in Boise’s North End. The truth is that building science and building materials have advanced incredibly since then too.

What we found was a concrete slab that was undermined to create a basement addition. (At least that is what we think happened.) With no obvious visible means of support, we were looking at the underside of a slab that was poured on dirt.  Never mind the fact that the structure has withstood years of being the way it was, my gut instinct was to not go under there. I immediately knew this one required the assistance of my team.

Others that have seen the project wanted to demolish the structure and start over, still others wanted to do midnight repairs. I on the other hand was looking for a cost effective cleaver solution to a complex problem. The other caveat is that it would have to meet the requirements of safe and above board…In other words it had to have the building departments seal of approval, by that I mean (A Permit).

The owner was concerned that the home might be condemned. The real life situation is that they had no idea anything was wrong until a snoopy home inspector found the problem and made a small mention of it in their report.

Calculations

Although my Architect, Tom Trutna has a degree in engineering, he is a practicing Architect not an Engineer, in other words he knows his stuff. To be technically correct the City wasn’t going to take the word of an Architect that the structure was fixable. This is when we brought in the big guns.

Scott Soule of Core Engineering. Scott met me at the site and we looked the entire project over. He reassured me that we were on the right track and gave his blessings to the plans. He also provided the six page report with calculations-o-plenty to back up what he and Tom had concluded earlier was the proper way to remedy the problem. (Ala- Alice’s Restaurant)

The good news is that it only took six pages of calculations, some glossy photos, and a few trips to the city to get approval but by golly that is what makes this job interesting. With the addition of several structural beams, lots of supporting columns, and some concrete anchors, we had the problem licked in a few days. Content clients, and a safe structure, who could ask for more. Is this the makings of legendary service? Perhaps. The point is we did the right thing for the right reasons.

If you, or someone you love is concerned about a structure or need reassurance that everything is going to be OK, please let us come evaluate your particular situation. There is nothing more satisfying to me than making recommendations based upon sound advice from my team of remodeling professionals.

Can we fix everything? No. Can we fix most things? Ya-sure, you-bet-ya. It all goes back to our mission statement

License & Registration

For years I have listened to companies advertising/bragging that they are “Licensed and Bonded” as a sign of strength I suppose. Being “bonded” sounds strong and reputable. Truth is, being Licensed & Bonded really means something.

Here in Boise Idaho, if you are a residential remodeling contractor, no one is, “Licensed or Bonded” to me, these words are what I like to call “Weasel Words”. I am licensed by the City as a Responsible Person but that is a separate thing to do with Erosion and Sediment Control for the EPA. I am not really licensed as a contractor nor bonded for remodeling work for that matter.

Here is what I mean. As of January 1, 2006, all Contractors had to become recognized by the State of Idaho. That means we are all registered by the Idaho State Bureau of Occupational Licenses Department of Self Governing Agencies(That is a mouth full) as a  Contracting Business. This is just like Barbers, Morticians, Athletic Agents, & Cosmologists, to name a few. If you have work done for you by an un-registered company or person, you are not legally obligated to pay them. Sure there are fees and forms to become registered and it takes an investment in time (about fifteen minutes). However the truth is that we are far from regulated in the way licensing suggests. Most are, some are flying under the radar!

Bonded

Here is what Bonding means. according to answers.com

“A surety bond is a promise to be responsible for the debt, default, or failure of another. In most instances, bonds are required by federal, state, and local governments to protect the taxpayer dollars that are paying for the project. Surety bonds can also act as an element of pre-qualification. By being bonded, a company is saying that they have undergone the examination by a surety and has been qualified to do the project. It is designed to prevent any loss on the part of the obligee, and the pre-qualification process has assessed the financial strength of the principal as well as their expertise. The surety bond company is putting its assets and financial strength behind the contractor. Because of the rigorous pre-qualification, there is little expectation of loss in the surety bond relationship.”

Boiled down, it means that in the event a project couldn’t be completed by the company that was contracted… the bond could be used to hire a different company to finish the project. Bonded companies essentially do work for municipalities where a bond is required.

In asking around, there is no company that provides this service to residential remodelers even if you wanted to buy a bond. I was told that the one bond ever given to a residential project was for an Architect drawing Bill Gates home.

At Levco, we aren’t Licensed per se, or Bonded! Stick that in your pipe & smoke it! I suppose if you want to up the requirements for Contractors, it will take some lobbying of the legislators who are constantly preoccupied with other stuff. I welcome the day when it does happen. Until then we suggest doing your due diligence and checking out your contractor. In fact we created a booklet for you to do just that.

Although we are not licensed in the strict sense of the word, or bonded at all… I do run the business as if we were. Levco is insured as far as liability for 2 million dollars, as well as our personal property and equipment. Knock on wood, we have never had to use it, but it is there none the less. We are also covered for workman’s comp. That comes into play when an employee is injured on the job. It would also come into play if say someone that I have hired, that is not insured, gets injured. This is because we withhold the workman’s comp. from their pay as if we employed them.

If you are looking for a contractor and a company that takes this stuff seriously, and can separate the wheat from the chaff, then Levco is right for you.

I just added a module to the website. It is designed to keep everyone in the loop. The idea was not new; I just found a company that provides a needed service that I did not need to invent. I partnered with a company that has created an amazing tool. They also seem to be interested in getting new ideas so I will be a great partner in that respect. Now my clients have the ability to view everything about their projects anytime. They can keep up on daily logs and change orders, as well as photos and documents from the comfort of anywhere. Check out the video demo on the website.

Portal Screen Shot

It has already paid for itself in catching potential confusion and eliminating unnecessary phone calls. It is also the official site for all selections and communications as well as a hub for my subcontractors to get vital information.

The schedule is easily modified and  gives a real time look at what has happened, what will happen, and when appointments are scheduled.

I believe this has set me apart from my competitors just a little further. It also erases a frustrating component of remodeling that I never liked. It sets my clients apart too. If you are the kind of client that likes to know what is going on and where important documents are kept, then Levco is the contractor for you. See the entire web page at www.levcobuilders.com

Dream Fluff

As a kid growing up in Berkeley California, there was a place that had a profound impact upon my life. It was a simple doughnut shop on Ashby near College Avenue. It was always a special occasion to go there and I am so thankful for being exposed to great stuff as a child.

My best Friend, and Flying Pie Pizza business partner Howard Olivier always said, “If you were only ever exposed to cafeteria pizza as a child, then Pizza Hut is pretty darn good”. Besides great doughnuts, great bagels, coffee, and fantastic breakfasts, to name a few of my fond memories, I learned that great is what (it) is all about.

Dream Fluff had a special meaning because of a simple poster that was up on the wall for years. I memorized the saying but until now figured I would never see it again. Dream Fluff had changed hands and when I asked about the poster, it was long gone. Fortunately, the donuts are still great.

Speaking of which we need Pastry Perfection to bring back the French Doughnut with Egg in the batter, I guess they are labor intensive and a little more expensive to produce so they rarely make them anymore.

After stopping in at DK’s Doughnuts this morning, I decided to look for the saying on line and low & behold, I found it. Many thanks to the person that posted this.

As you Ramble...

The optimist’s creed by Adolph Levitt, helped shape my being. There are many times that I have felt this way and am thankful for so much. I recall arguing with my physician director at the time, about being a half full kind of guy to which he replied that he was half empty, how sad I said.

At Levco I set out to bring all of the cool things about growing up in the bay area working for my dad in remodeling to Boise Idaho. The level of customer service and GAS (Give A Shit) is unmatched in our region from what I can tell and I feel that it is a big part of my niche.

As part of our internal evaluation process, I ask my employees to give examples of showing that they care. So, in a way, keeping an eye upon the doughnut is what this business is all about.

I was recently reminded about a cool story which I have asked my client to write up in her own words. It was about a disaster that occurred in the east end when a tree fell on her home, but another example just popped up that I need to share.

During a recent HVAC subcontractor meeting at a home, the owner happened to be listening in. We were scratching our heads on how we were going to get enough return air to her furnace. We also realized that her furnace had been starved for air since it was installed 15 years ago. She had to leave before we had settled upon our best option. Later that day, I called her to let her know that we had figured out our best option and that she would have to loose a few inches of her kitchen to accommodate the fix.

Inside

What she told me made my day. Not only did she say “OK” to the modification but she told me that she could feel that I really cared about her home. She went on to say that it was incredibly comforting and reassuring that she wasn’t the only one.

I explained that this is who I am, and these are the subcontractors and employees that I have chosen to surround myself with. This is what my company is all about. “It is like being on stage”  I tell my folks you rarely get to know who is watching but I assure them that we are always being watched.

If you are a perspective client that is looking for someone who operates a company that cares about your home, then Levco and our remodeling team is worth looking into.

As I reflect upon what I do for a living, I often ask… is everything I do satisfying and rewarding? No not always, but most of the time. Do I look for the stuff I am grateful for and celebrate it often when I hit it out of the park? Yup I do. Is this a recipe for fun and satisfaction? Yes, by golly, It is.

I had a crazy realization the other day. No one has ever gotten pissed off at a contractor for finishing a project too soon.

The Ta Da Shot

How important is it for the client to know when the remodeling is going to be done?  I would say VERY! important. What does “DONE” mean anyway?

I despise getting negative feedback on how long any particular remodeling project might, or did take. Essentially, nothing takes the excitement and pleasure out of a creative project’s completion than unhappy clients. (Which I take personally)

Inexperienced remodeling clients only have what I tell them to base their expectations. Traditionally new clients enter into the process with unrealistic expectations. Rapid completion notions are prevalent because of DIY TV shows that use time lapse photography.

Quoting a realistic timeline comes from experience and focusing on all the little things that add time to a project. To be brutally honest, I have always just put my head down and done the work not paying much attention to how long I quoted. When were done, we say TA DA! we’re done! Yes, just like kids doing gymnastics.

I have never felt much pressure to complete by a certain moment in time. I keep the clients abreast of progress and rarely reflect upon the projected completion date. Most understood, however those days are long gone. The pressure is on to be on time. My Project Manager, Ron is now focused on getting  projects done On Time & On Budget.

As a salesman it is in my best interest to quote a short time. As a client, it is important to know when the project will be done. As a business, Levco had better get those two dates close to each other.

Nearing the finish line

“Done” to me has always meant:

substantial completion & entering the punch list phase. Unfortunately, “done” to my clients means “When do I get to relax?” and there are no more contractors calling to say “hey can I get over there to fix a (fill in the blank). No wonder we have problems. Realizing this false dichotomy has made all the difference. To use a racing analogy…The finish line has just moved.

Rather than being a happy joyous occasion to look forward to, project completion has turned into a bogged down, paperwork filled, nightmare of phone calls, visits, and notes that just won’t end. I am going to fix all that, if it is the last thing I do.

As a contractor my clients must understand that when the vendor tells us “the windows will be in in 2 weeks”, what we need to hear is “the absolute soonest the windows will arrive is in 2 weeks”, & there is a possibility that the windows will be late, or wrong, or they may never show up. Fortunately I deal with reputable suppliers, but let’s face it, there are delays for so many reasons they are too long to list.

Punch List

The Punch List Phase is the key to part of this solution. The Punch List is all the “Stupid Little Things” that need to be addressed before the client feels obligated to make the final payment. Many of these S.L.T. can be taken care of while the project is ongoing or as soon as they are noticed. My goal in the coming months is to understand and explain our new way of doing business.

Like my dear friend Howard Olivier says, “numbers that you watch consistently are the numbers which improve”. I believe this to be true. Therefore I am confident that I will create a world class system for my clients.

My multi-pronged approach to a solution involves:

1. Quoting a window of time for completion that is realistic. ( just like pizza delivery at Flying Pie) (DONE)
2. Clarifying what completion means to all parties.( DONE)
3. Incorporating a Client Portal for my web site that improves communication and schedule adjustments and keeps everything in one place. ( DONE)
4. Using time management tools to express scheduling graphically.(DONE)
5. Providing Weekly Project Updates. (DONE)

Slow Down

THINGS THAT DELAY THE PROCESS

Scheduling, I own and operate a small general contracting company and I am at the mercy of my subcontractors.

Things need time to dry and set up.

Clients schedules are a factor because they often are living in the home during the project

The weather is often a factor

Lead times for ordered items can cause delays. Let’s face it, inventories are low at showrooms specialty items are occasionally weeks away.

Speed Up

THINGS THAT SPEED THE PROCESS

Regular communication during the project

Regularly referring to the DOW

Having great subs that do it right the first time.

Not making Change Orders or saying “While you’re at it…”

Understanding that different phases take different amount of time, i.e,. drying time

Having the DOW written clearly.

Having access and having questions answered quickly with a phone call or e-mail.

What does being a client advocate mean to me. It is more than just words… It involves taking decisive action sometimes.

The Depot

The design phase was done and the components were selected in a small bathroom project. The construction phase was in full swing. In an effort to save a few bucks the clients selected a mid priced bathtub from Home Depot. They left the store feeling good about being frugal.

One of my favorite rants is “Like Pizzas, all (fill in the blank) are not alike.” The bathtub came in a box that I recall feeling light but it had a nice picture of a good looking tub. In questioning the plumber after the install, he said “I thought it was flimsy but didn’t want to say anything because the owner had selected it.”

Fortunately, I stopped in at the job site for something and was pleased to see the progress and leaned up against the tub. Although it looked like a tub and acted like a tub it was the flimsiest plastic thing I had ever seen or felt. I thought to myself, in whose best interest is it to leave this tub in place. NO ONE is the correct answer. I immediately told the owners that if we allow this thing to stay it would not last and cost lots of money to replace in the future. Luckily I was able to round up an acrylic one right away so we are in the process of scheduling the replacement early next week.

The Owner is not the expert in our field, they had no idea what they were getting into. Had we built the tub into the tile wall before we brought it to their attention (or worse they brought it to our attention),  I would have felt horrible. The momentary embarrassment the client may feel and the awkwardness of the conversation is nothing compared to the potential upside of being a true client advocate. Sure, it could have gone the other way. My client may have insisted upon leaving the tub but at least they would have been made aware of the situation and made an informed decision.

Cracked Bathtub

I have nothing against The Depot, to be fair, this quality of tub is unfortunately seen in modular homes. My feeling is that it was totally out of character in this application. In my opinion, a shampoo bottle falling would crack this tub. In followup questioning, the display was 7′ up in the air and from that distance it looked like a typical bathtub that you would see in any home.

Did it hold up the project? yes for a little bit. Did it avoid a huge problem in the future YES. This was an Owner Furnished item. There was no warranty on my part other than for the installation so why should I care? Because that is who we are. I define integrity as ” once you know the right thing to do… that is what you do.”

My dream is that with my team at Levco we would have caught this prior to installation and we are working towards that but for now I am especially proud that we were acting as the experts in our field and behaving like true professionals. I often say that we are always on the lookout for examples of “showing that we care”, well this is as bold and obvious as it gets.

Perhaps I am especially sensitive to this issue because I am working on a project where both a tub and the shower are fractured in a modular home. Talk about inconvenience, we will be fixing them one at a time.

This story is especially apropos because many of my remodeling clients are looking for ways to stretch the budget. When I was looking for the replacement tub I asked my sales person at Ferguson, sell me a tub that you would not be embarrassed to sell or soak in yourself. Time will tell, but I believe this story will have a happy ending.

Incidentally, in a post script, The Depot took the tub back no questions asked.

The new 2009 IRC mandates wired together smoke detectors and Carbon Monoxide detectors be placed at the entry of each bedroom. This means that if one detector alarms then all of them alarm. When remodeling, there is a mandate to upgrade homes when a permit is pulled. Thankfully there are times when it would be a hardship and/or too complicated or expensive to retrofit the entire home. In some cases battery operated devices are still allowed. Essentially, If there is a crawl space below or an attic above then you are able to go ahead and upgrade without too much difficulty.  At Levco this upgrade is discussed early in the project planning phase so as not to be a surprise to my clients.

Smoke

Smoke detectors detect smoke by two basic types, photoelectric detectors and ionization detectors. Smoke is the precursor to fire which as we all know is deadly. There are all kinds of harmful ingredients in smoke and if working properly they detect and alarm loud enough to alert the occupants. Theoretically folks will have early warning and use the time wisely to get out to fresh air and safety. Studies have shown that they are not always successful waking children so parents be warned.

CO Poisoning

Carbon Monoxide on the other hand is a byproduct of incomplete combustion that is not necessarily a precursor to fire and is odorless and invisible. It kills by working at the cellular level. Your oxygen carrying hemoglobin of the red blood cells prefer carbon monoxide to oxygen.  Once in your blood stream, your cells have no oxygen to use for cellular metabolism so you begin to suffocate at a cellular level. A faulty furnace or combustion chamber can cause it. One neighbor of mine took the flu off the top of the furnace in the basement “to get the extra heat that was being wasted and escaping”. They survived thanks to having few windows that were not broken out. Common symptoms include headache and drowsiness. Severe long lasting neurological complications have resulted from moderate exposures.

Combination detector

Dual Acting Units Levco has located several dual acting devices that work. They look good so I encourage everyone to update their devices to the dual acting ones. Both First Alert and Kidde make them and they are available through your favorite big box store. This one also talks telling you what to do.

Through my years in Emergency Medical Services (EMS) there has been too many saves from smoke detectors to count. Not to mention a reduced number of house fires. It was common place for us to check smoke detectors on medical calls and replace batteries or offer free devices for the needy.  I believe that mandatory implementation of this life saving device is long overdue. I was inadvertently exposed in the line of duty to Carbon Monoxide during a major incident many years ago under the Bay Bridge. I have cared for those who have suffered long term sequelae, such a sad unnecessary situation. I have had a detector installed in all of my rentals and in my own home for years. In fact that detector was my first indication of my furnace failure ten years ago.

2009 IRC

As of January 1st 2011 Boise City along with all of the other jurisdictions that adopt building codes, followed the states lead and adopted parts of the 2009 IRC international Residential Building Code. The last code was the 2006 IRC which was implemented in the same year. Plumbers use their own code 2003 UPC and electricians use their own code 2008 UEC, there are fire codes, mechanical codes, and energy codes to navigate as well. Thankfully the inspectors in this city are fantastic. As long as it is clear that they are not the enemy, they do a great job of mentoring. Why they all don’t use the same one is a bit of a mystery to me, that is another story.

Us remodelers got spared most of the changes the new construction companies are subjected to, many of which involve mechanical things like ducting and proper sizing oh HVAC systems. In fact the HVAC contractors were pretty worried about all of the things they have to be responsible for. It includes blower door testing for new homes. Seems the government wants us to have much more energy efficient homes. You can read all of the updates here or see the Boise City website for updated documents and requirements.

Areas that effect Levco include framing upgrades and lots about trusses. Including Carbon Monoxide detectors outside of bedrooms along with smoke detectors. Thankfully there are some good dual acting units on the market now. All in all I am seeing some strong progress in the insulation division as well as mandating energy efficiency as well as eliminating heat loss through shabby workmanship.

Boise City also requires us to install egress size windows when possible whenever changing out windows in bedrooms. This includes above ground applications.

Oldies but goodies

As far as plumbing is concerned I discovered something that bares a mention. I was under the mistaken belief that toilets that are the old high water 3GPF (Gallons Per Flush) usage were outlawed. “RONG” sort of. They are outlawed to be manufactured so they are essentially no longer available. This means you can’t install them in new residents… If you pull one out however, and relocate it or want to reinstall it… you are allowed to reuse it. The question that comes to mind is why you would want to n light of the water savings provided by the newer technology.

The truth is the the 1.6 GPF ones are working fantastically now and they are perfecting even more water conscious ones that work well. Initially they had problems clearing the tank and there was concern that there was not enough water flowing to keep material headed towards the sewage treatment plants. Turns out that was a myth. I just saw a .8 GPF toilet for sale at the supply house. Don’t forget the dual flushers, we just installed some that use .8 GPF for liquids and 1.6 GPF for solids and the report is that they can handle the business.

Special thanks to Perry E Paine for helping with this post

Plans Examiner II
Planning & Development Services
208/395-7858
208/384-3801
TDD/TTY 800/377-3529

At Levco We have structured the business into a Design Build Model that works differently than the handy man model. Our work is geared to the homeowner that wants a project completed ranging from the $8000 to $250,000. So far our clients have not come to us with a complete description of work that is ready to build. There is always some sort of clarity that needs to be spelled out. The only exception I can recall is insurance work. Usually the larger the project the more time involved in creating the needed documentation.

We separate the process into the Design Phase and the Construction Phase and we have an agreement for each. I prefer and use the word “agreement” rather than “contract” because it conveys the sentiment that I attach to it. A mutual understanding of the duties and responsibilities of both parties. The reality is that the words could be used interchangeably.

drawings & specifications

Design Phase: During this phase we collect a non refundable Design Phase fee that covers our time to create the proper documentation to clearly communicate just exactly what you want. This fee is based upon my estimation of hours and materials required to develop schematic drawings, a bid of time, and money as well as assist you in selecting each component to be incorporated. If you decide to use Levco to construct your project, we apply some or all of the design fee to the construction phase as an enticement.

Construction

Construction Phase: This is a comprehensive agreement that looks at all of the aspects of construction and spells out the legal obligations of the project and all of both parties. It also references the design agreement for all of the technical data. In the agreement you will find everything from change orders and how we deal with excavated soil to payment schedules, legal disclosures, and dispute resolution.

I recently had a client that was frightened by the Construction Agreement and admitted that he had several remodeling projects done without and agreement. In my opinion, those days are gone, An agreement is the only way to have an “exact same understanding” of each parties responsibilities. I not do work without one. I would be suspect of those contractors without a clear and conscience remodeling agreement. In Boise Idaho, all you need to do is spend a day in court listing to all of the sob stories about misunderstandings. That is not to say that our agreement is perfect, every project is slightly different so our agreements are updated regularly. Several  past clients have been attorneys who have graciously provided insightful modifications. Many of the updates were earned out of hard lessons learned, thankfully it has been stable for the past few years.

I am always proud to present our agreements for review and signing because it conveys a sense of “I’ve got it” to my clients.

Selecting a Remodeler

I created a booklet to help folks find a remodeler that is a good fit. Rather than publishing it in print I have done the green thing and put it here on the site. It is printable and I encourage you to share it with others. Feedback is appreciated and welcome too.

In my booklet you will find lots of helpful tips and good ideas designed to assist you in finding a remodeler that’s a good fit for you.

From doing your due diligence to taking field trips. From interviewing former clients to learning what good finish work looks like. I boiled down everything I could find into what I believe will be a helpful tool.

The other fantastic thing is that  you can change the pages like a book.

Please take a moment to review the content I believe you will find some fresh and pertinent content.