Ask the Contractor | Westside Remodeling, Inc.

Fact: In the State of California it is the law that all contractors MUST be licensed.

Anyone can say they are licensed. Make sure your contractor is properly licensed. Make the contractor prove it by either showing you the license or giving you a copy of it. If you are provided with a contractor’s license number, you can verify the status of the license through the California Contractors State License Board at http://www.cslb.ca.gov.

If a contractor cannot produce a valid license, DO NOT HIRE HIM!

Fact: If an injury occurs and the contractor is not properly insured, YOU may end up paying.

Make sure your contractor carries workers’ compensation insurance—and have him show you proof. It protects you from liability if a worker is injured while on your property. Be aware that if the contractor doesn’t carry worker’s 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 Worker’s Compensation. However, this is very risky for you. If he shows up with a helper and the helper gets hurt, with no worker’s compensation insurance, you may have to pay the medical bills.

If the uninsured contractor is sloppy about verifying his subcontractor’s workers’ compensation insurance and the subcontractor gets hurt, again, you may have to pay the medical bills. In short, it is much safer to deal with a fully insured contractor.

Fact: The one who pulls the permits is the contractor of record and is liable for the safety and integrity of the job.

Make sure your contractor pulls 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 for any major remodeling to keep your home properly covered.

Not all contractors will do this. Many prefer not to pull permits because of the time involved and the “hassle” of 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 of their license. Also if you pull your own permits, you are the contractor of record. If there are problems in the future you could be involved in a lawsuit from a future owner.

A reputable contractor will pull permits for every job, where a permit is required. Ask yourself, “What other corners does a contractor cut if the first thing they do is start work without permits?

It’s amazing how many contractors don’t even know the answer to this question (or don’t care).

From the Uniform Building Code:

Sec. 106.1 Permits Required. No building, structure or building service equipment regulated by this code and the technical codes shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate, appropriate permit for each building, structure or building service equipment has first been obtained from the building official.

From the Uniform Building Code:

Sec. 106.2 Work Exempted from Permit.
1. One-story detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11.15 m²).
2. Fences not over 6 feet (1829 mm) high.
3. Movable cases, counters and partitions not over 5 feet 9 inches (1753 mm) high.
4. Retaining walls which are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding flammable liquids.
5. Platforms, walks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below.
6. Painting, papering and similar finish work.

:: More on permits

Fact: Without a waiver, you could end up paying for a subcontractor's work twice.

In California if you pay your contractor and he fails to pay his subcontractors or suppliers they can sue you (and win) even if you have paid your contractor in full!

Therefore your contractor should provide you with a Written Lien Waiver at the end of the job. This is a legal document, which says, you, the homeowner, have paid the contractor in full for the services provided; and the contractor waives his right to place a “mechanic’s lien” on your property.

If during the course of construction, you receive any Preliminary Lien Notices from material suppliers or subcontractors, it would be prudent to ask the contractor for a Final Release of Lien from each one, prior to paying the contractor his final payment. This protects you in case the contractor doesn’t pay his material suppliers or subcontractors after you have paid him in full.

Fact: The minimum guarantee required by the State of California is one year from the date of completion.

Some companies will guarantee their work for longer. Be sure to check the contractor’s written warranty. Most structural elements are generally covered for ten years from the date of completion.

Fact: Even a rather small job requires the coordination of many workers, most of whom don't have a grasp of the entire project.

Make sure the contractor or his foreman is on the job whenever work is being performed, especially if subcontractors are being used. The responsible party must be intimately familiar with every aspect of your project.

The contractor and foreman should be someone you know, like and can trust with your most valuable possession, your home.

Fact: Many homeowners have been burned by contractors whose business practices are less then ethical or whose workmanship is substandard.

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 references from the last year or more. Any contractor can come up with 2 or 3 references of people they satisfied during the last year or two. The question should be, can you do that consistently over time? Get references for all the jobs they have performed over the last 2 years, minimum.

Fact: Satisfied clients tell their friends and neighbors when a job is well done.

When a significant source of a contractor’s business is derived from repeat and referral business, it usually indicates that his clients are pleased with the work they’ve received.

Fact: Building and remodeling are complex and very technical specialties. Each kind of job poses its own challenges and requires specific sets of knowledge.

Your contractor should have experience in the type of remodeling project you want done, not just “contracting experience."

Fact: Remodeling can be dusty and dirty.

Make sure the contractor has a program in place to keep dust contained, and will protect your furniture and other belongings from dust and damage. Make sure the contractor agrees to sweep up and place all construction debris in a dumpster at the end of every day.

Fact: Despite the complexity of remodeling projects, there is a science to completing them as scheduled.

If a contractor cannot or will not provide a guaranteed completion date they probably do not understand the science of project management. At a minimum they should be able to provide you with a Gantt Chart, from a scheduling program such as Microsoft Project, and be able to use it as a guideline for managing the project schedule from start to finish.

12. What if the supervisor on my job gets injured or sick and cannot complete my project?

Fact: Life happens!

Does the company have a back up plan in the event that a key person is debilitated? Working with a medium-sized business will allow you personalized service with the peace of mind that they have the resources to complete your project in the event of a misfortunate circumstance.

In addition to the dozen essential questions above, answers to the following questions can give you a better understanding of the company/person you are selecting for your project:

For many contractors their specialty is commercial work. When there is a slow down on the commercial side, they take on residential projects. In reality, commercial and residential are quite different. Is your contractor a residential specialist?

The same thing could be said about speculative home builders. Very often when there is a slow down in the speculative market, they turn to remodeling. Spec building and remodeling require different skills and different pricing structures. Is your contractor a professional remodeler?

Numerous benefits are experienced when the project is both designed and built by the same firm. By considering the realities of construction at the beginning, unrealistic or cost-prohibitive elements can be eliminated during the design phase. Budgets can be accurately determined as the project is developed. Duplicate fees are avoided. Is your contractor a design-build remodeler?

Energy efficiency is high on everybody's list today. A concern for preserving our environment for future generations is also right up there. Because of the popularity of "green" building, many contractors have jumped on the bandwagon without truly understanding and buying into the science of environmentally-friendly building. Can your contractor demonstrate an understanding of and experience in "green" remodeling?

Professionalism and business integrity heavily influence your experience with the contractor. What kind of rating does he have with the Better Business Bureau? What professional associations is he a member of? Look for the logos (NKBA, NARI, and NAHB are the major national associations) that illustrate a commitment to professional development among peers nationally. Is your contractor dedicated to high business ethics and professionalism?

When a contractor works outside of his basic territory, he needs to use subcontractors with whom he is not familiar. He is also less likely to be on the job because of travel time. Travel costs also increase the cost of the job. What is the territory limit for the work that your contractor does?

A contractor with experience can save you money and headaches. It's good to ask, how many years have you been in business? Can your contractor show you what kind of work he does? Do you have photos of your previous jobs?

Managing expectations for a project is very important. Are you and the contractor thinking the same in terms of how the job should proceed? Certainly the cost of the job is important, but often equally important are other considerations like financing possibilities and payment schedule. You will want any contractor you hire to be up front in all of these areas. If they are not, take it as a warning!

When you are considering Westside Remodeling for your project, we will be happy to answer all of these questions for you. In fact, we want you to ask them because we would like you to experience the care that we put into our customer service!