Let’s begin with your realization that something is wrong with your house. For example, let’s say the china in the hutch rattles when you walk by and it didn’t before this summer’s earthquake. What’s next?

Somebody has to go under the house and see what has changed. And, figuring out what has changed isn’t always that obvious. Remember the adage: "Someone has to know what’s right to know what’s wrong." Choosing this person carefully is your first priority.

Whenever possible, find a knowledgeable person that will do the inspection, but not the work.

Make an exception only if you have a contractor referral from a close friend or relative who has first-hand knowledge of the contractor, their capabilities and reputation.

Once you have found the right person, plan to be part of the inspection team. If you’re not able, then ask a family member or friend to take part in the inspection. They are going to serve as your eyes and ears, now and at the end of the job.

Back to our example, we are going to assume that you and your knowledgeable inspector found the problems and have agreed on the needed repairs. What’s next?

You are now ready to develop a written scope of work outlining exactly what you want done. Getting code handouts from the building department can help.

The scope should include sizes and types of materials to be used as well as what you are trying to achieve.

For example, "Replace all posts under the house with 6" x 6" pressure-treated timbers. All post end cuts must be dipped in approved treatment solution. Attach seismic connectors at all posts to beam connections to meet the local code. Separate all wood from concrete with composite roofing. Floors to be level at completion." And so on.

You now have something that each contractor can bid on. Once you are in control of the "what," it becomes a matter of "how much and how soon."

Ideally you will get three qualified bids based on your written scope. Each contractor should have gone under the house to view the problem and understand the solution. Each should return his or her bid on the date you said. And, hopefully all three bids should come in within 10 percent of each other.

Bids coming in close to each other means that the scope of work is clear and the contractors viewed the job the same. Now you are ready to make your choice.

It’s not always the lowest bid that makes sense for everyone. Perhaps for you, the timing of the work may be more important than a few dollars.

The best job referrals, most organized bid, the lack of any cash deposit and even your first impressions and inner comfort with a contractor are a few of the many criteria you should use to make your choice.

What does your family trustee or your inspector say? Get as much input as you can because you’re going to entrust your house to others and you want it done right, the first time.

You may want to have these contractors do more in the future, so choose carefully. You are about to develop a relationship.

The next step is a written contract. A contractor worth working with will have a clear written contract that spells out exactly what will transpire. It will protect you and them, equally. The contract should include:

• All names and addresses
• Contractor’s registration numbers
• Beginning and ending contract dates
• Contract amounts, including tax

• Progress payments, including what has to be successfully completed to get each payment
• The contractor’s lien rights
• Lien waivers from material suppliers
• When payment in full is due
• Lien releases for all labor and materials
• What constitutes an acceptable work delay
• Who is responsible for permits and fees
• Labor and material warranties
• How any changes to the contract will be handled
• What happens when there is a dispute

Last but not least, don’t mix verbal agreements with written contracts. Write every little change down for everybody to sign and date.

Now you are in control of your job.