How do you find contractors in small towns?

Question

How has everyone dealt with not having contractors nearby? I'm in Lexington Virginia and there is like 3 builders, 1 roofer, etc. And they aren't hurting for business so it doesn't seem like they are looking to take my work. Closest cities are Staunton at 45 min, and Charlottesville, Roanoke, Lynchburg at 1 hr. The siding guy who drove down to give me an estimate from Staunton wasn't even out of his truck before he was complaining about the drive..I have a feeling I'll get similar responses from the HVAC, roofers, foundation guys.

I'm a few weeks away from closing on a foreclosure that's been vacant for 2 years, pretty much a full gut rehab, and am trying to get work lined up for a post Christmas push. Anyone brought contractors in from any distance and just boarded them during the project? Ot better yet, anyiine in one of those aforementioned cities know of a contractor that coould make the drive?

Thanks

Matt Groth · Answer

Good luck. I'm a contractor in a small town. No one I know is hurting for work. Actually the opposite. If you find someone that needs work, can get there soon, at a good price, it will likely be the most expensive contractor you could hire. There WILL be problems. People do not see the incredible worker shortage in the trades that is starting to happen, and it is only going to get worse.  Housing workers from out of the area is probably your best bet, but that won't be cheap, either.

Jon A. · Answer

Go to your local lumber yard or building supply store and ask for a referral.

Ryan Braman · Answer

Thanks @Jon Arsenault, @Dell Schlabach and @John Teachout, my dad has been down here with me since I moved into town, he was a contractor in Ann Arbor/Ypsilanti Michigan for 40 years, he's usually the guy at the lumber store at 0600. Unfortunately the recommendations are all the same people, the aforementioned 3 builders/1 roofer/etc, like mentioned before they are absolutely not hurting for work so they are giving me astronomical prices. My realtor warned me when I moved here that there were no builders, she actually sold a vacant lot to someone who wanted to retire in Lexington, only to turn around and help him sell it 18 months later when he couldn't find any builders.

This is the weirdest labor/service setup I've ever seen..just not enough of a market to pull in more workers, or more probably, as @Matt Groth suggests, we've already hit our pinch point. I'm pretty sure I've exhausted the local talent, I'm not particularly interested in any of the gray area labor pools. The good news is I have two homes on the lot, one of which is in decent enough shape that I could furnish it and live with myself offering it as accommodations to out of area work..next step will be finding them..

Dell Schlabach · Answer

As mentioned previously, your building materials places. Lowes if you hang out at the pro desk of lowes and home depot when they open in the morning introduce yourself to some of the contractors let them know what you are looking for.

Other one is building material supply houses, most pros get their most of there materials there.

I we rehabbed a few properties in fla this year where we brought core group of guys down from Ohio, and subbed out some of the work. Wed rent an Airbnb for a few weeks with multiple bedrooms and put three four guys in one place about 100 bucks a night.

We also found some of the subs on Thumback.com couple on Craig's list, that one is a crapshoot, but found a couple good ones there.

Once you find a few good subs, they tend to know other people who do similar price and quality work. I always ask, referrals then to be the best.

Good luck

Shawn Coverdell · Answer

You don't. I too am a contractor. Never hire a guy like me. Put an add out. Learn to hire your own people. If you can do that, you will be SO RETIRED. It's as simple as that.

Shawn Coverdell

Homes in the Hood

Yogesh Bhadane · Answer

@Ryan Braman As you found out that they are not hurting for work. Try to negotiate around their schedule even if it’s a 45 mins drive. In my mind 45 mins is not a long commute, they may pick your work if they are fully booked over next few weeks.

Good Luck!

Mike Reynolds · Answer

@Ryan Braman Here is a thought...(35 year contractor like your dad), Why not use your dad while he is there. Most times cities/states will issue license with a bond and a fee. Find some subs and get busy. He has the knowledge and you have the want to. You do the work for him.

Ryan Braman · Answer

Thank you @Frank Geiger I'll reach out if I get into January with no leads.

Kirsten Milliken · Answer

@Ryan Braman. Contractors can be found on the Nextdoor app.  Look for ones with recommendations from locals.  This is the best resource.

John Teachout · Answer

Ask around. The local people are probably the best resource. See some guy out mowing grass (or shoveling snow, lol) stop and ask him. If he doesn't know, ask him if he knows someone that would know.

How do you find contractors in small towns?

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