1. Are you licensed? Make sure your contractor is properly licensed. In the stat of California, all persons or businesses constructing or altering any building must be licensed as contractor by the State of California Contractor’s State License Board. Anyone can SAY they are licensed. Make the contractor prove it by either showing you the license or giving you a copy of it. And remember to check the expiration date. Being licensed is the law. If a contractor cannot produce a valid license, DO NOT HIRE HIM!
Furthermore, hire a specialty contractor (tile, plumbing, electrical, mechanical, roofing, etc…) to do only the type of work his license specifies. For example, do not hire a tile contractor to completely remodel your bathroom, or a roofing contractor to add an extra room. Be aware that a good general contractor usually has the crew to handle these specialties – or he has trusted sub-contractors that he has worked with in the past.
If you have any questions or doubts, call the State of California Contractor’s License Board.
2. Do you carry Liability Insurance? Make sure your contractor carries general liability insurance. This type of insurance protects your property in case of damage caused by the contractor or his employees. The insurance company will pay for the cost of replacing or repairing any damage that occurs. Again, anyone can say that they are insured. Make the contractor prove it by having the insurance company FAX or mail to you a certificate of insurance with you named as the certificate holder.
3. Do you carry workers’ compensation insurance? Make sure your contractor carries workers’ compensation insurance. It protects you from liability if a worker is injured while on you property. Be aware that if the contractor does not carry workers’ compensation coverage, you may be liable for any injuries suffered by the contractor or any of his employees on your property. If the contractor is a one-man operation, he can be exempt from having to carry worker’s compensation insurance. If he is doing so legally, he can provide you with a copy of his Construction Industry Certificate of Exemption From Workers’ Compensation. However, this is very risky for you. If he shows up with a helper and helper gets hurt – with no workers’ compensation insurance – you may have to pay the medical bills. Or, if the uninsured contractor is sloppy about verifying his subcontractor’s workers’ compensation insurance, and the sub-contractor gets hurt – you may have to pay the medical bills. In short, it is much safer to deal with a fully insured contractor.
4. Will you provide me with a written lien waiver? Your contractor should provide you with a written lien waiver at the end of the job. This is a legal document that says you, the homeowner, have paid the contractor in full for the services rendered and the contractor waives the right to place a mechanic’s lien on your property. If, during the course of construction, you receive any Notice to Owner documents from material suppliers or sub-contractors, it would be prudent to ask the contractor for a Final Release of Lien from each one prior to paying the contractor his final draw. This protects you in case the contractor does not pay his material suppliers or subcontractors after you have paid him in full.
5. Will you pull all the required building permits? Make sure your contractor pull all required permits. This is very important. When a contractor pulls the required building permits, you know things will be “done to code”. Also, many homeowners’ insurance policies require pulling a permit on any major remodeling to keep the home properly covered. Not all contractors will do this. Many prefer not to pull permits because of the time involved and the “hassle with the inspectors”. Some contractors may ask you to get the permits. This could be a warning sign that they are not able to pull the permit because they are unlicensed, or the work is outside their license. A reputable contractor will permit every job where local codes require a permit.
6. Do you guarantee your work? Your contractor should guarantee his work for at lease one year from the date of completion. Some contractors guarantee their work for two or even three years.
7. Who will be in charge of the job? Make sure the contractor, or his foreman is on the job whenever work is being performed – especially if he will use subcontractors. The responsible party must be intimately familiar with every aspect of your project. If you will not be home during the construction and must leave the house unlocked – or leave a key with the contractor – you must feel comfortable. You cannot be worried about what is going on when you are not there.
8. Will you provide me with written reference? A good contractor will be happy to provide you with references. You should look for a well-established contractor who can give you several client reference from the last (6) months to a year. Ask for the name of the contractor’s accountant or banker. You want to ensure the contractor is financially sound and will not be declaring bankruptcy in the middle of your project.
9. What percentage of your business is repeat or referral business? When a contractor derives a significant source of business from repeat and referral customers, it usually indicates that he has pleased clients with the work he has done.
10. How many projects like mine have you completed in the last year? Your contractor should have experience in the type of remodeling you want done – not just “contracting experience”.
11. How do you handle “dirty work”? Construction is dusty and dirty. It gets everywhere, especially if any sanding is being done. Make sure the contractor will make an honest effort to keep the dust contained. He should notify you when the heavy dust-generating operations will take place, so you can place sheets over furniture or move sensitive belongings. Make sure the contractor agrees to sweep-up and place all construction debris in a predetermined place or refuse container at the end of every day.
If all this makes sense, and you like my approach to remodeling, please give me a call at 916-646-6391.
Do not be another “nightmare remodeling story”. Plan your remodel with a professional, so your home will be something of which you will be very proud.
All the contents you mentioned in post is too good and can be very useful. I will keep it in mind, thanks for sharing the information keep updating, looking forward for more posts. Thankscontractors license, construction license,elevator contractors license.
ReplyDelete