|
|
Our guest blogger today is Pamela Mares, an information officer with the California Contractors State License Board. Pamela is responding to a recent post titled: When a job goes bad, is the contractor the only one at fault?). Here's what she had to say about it:
 You are so right in your analogy about how people spend more time picking out a hotel than hiring a contractor. It is usually the lack of planning and research that leads to problems.
We receive more than 20,000 complaints each year at the Contractors State License Board (CSLB). About one-quarter of them are from consumers who hired unlicensed operators. These are usually the cases with the biggest money loss. That is why it is so important to hire only licensed contractors.
You have already mentioned the importance of checking out contractors and their status with CSLB. To get a license, contractors are tested and fingerprinted and must undergo a background check. They must have at least four years of experience, demonstrate knowledge of their craft and pass two tests to be licensed. They have promised by virtue of their license (and a $12,500 bond) to be accountable for the work they perform.
Another perilous area for homeowners are “consultants” who will offer to talk them through the owner-builder permit system for a fee. Unless you are knowledgeable about the construction process, it may not be worth it.
When subcontractors and suppliers are not paid on schedule, they may file mechanic's liens against your property.
If your workers are injured -- or your subcontractors are not licensed or do not carry liability insurance or worker’s compensation and are injured -- you could be asked to pay for injuries and rehabilitation through your homeowner’s insurance policy or face lawsuits.
If you don’t pull the necessary permits or pass inspection, it may be difficult to sell or insure your property.
Anyone can check out a contractor, file a complaint or get information about hiring a contractor at www.cslb.ca.gov or at (900) 321-2752.
The economy might be picking up. Folks are looking for contractors:
Palm Desert/Coachella Valley
Thanks for your words of caution regarding tips to research a contractor for remodeling. I am considering buying a property that was foreclosed upon while a remodel was in process. Whether it is for this house or another, I will need to hire a contractor in an area where I have never before lived--the Palm Desert/Coachella Valley area. Any information you might provide would be welcome. Thank you. — Susan
Los Angeles
I've read these posts with great interest as I am embarking on a major remodel in Los Angeles. I am having a heck of a time finding a good general contractor. Was wondering if you could recommend one. Send e-mail to mittj@yahoo.com. Thanks. — Jeff
Any suggestions?
 There's a story being reported in newspapers and TV stations around Southern California about a solider who returned from Iraq to find his house in Highland, California, a disaster from a remodel gone bad.
You can see different versions of the story on Contractor bails on soldier's renovation on KABC-TV, Who do you trust? Not unlicensed contractors in the Highland Community News and Soldier returns from Iraq to nightmare at home in the Inland Valley Daily Bulletin. There are tears and blame and recriminations from the soldier's wife, who was overseeing the project.
So here's where we all say in unison: That bad contractor! Shame on him!
But as I scour each article and get different parts of the story, I keep wondering about the missing information. What exactly did the contract say? How much was quoted for how much work? What were the agreements from each party? Information about that critical document -- the contract, if there was one -- is nowhere to be found in these articles.
But here are some parts of the story, as indicated by the various news-gathering organizations, and some added thoughts.
• First and foremost, one article quotes the "contractor" admitting he is not licensed as a contractor at all, but as an architect, and he had various reasons why that was so. In this state, it is illegal to do more than $500 of home improvement work without being licensed by the California Contractors State License Board.
But what I didn't read in any of these articles is how this contractor came to be hired by this family. When they checked on his license status and they found he had no license, why did they hire him? And if they didn't check on his license status, why not? Do they also hire unlicensed attorneys and doctors? Even a beautician should be licensed.
• Also, the various stories quote the homeowners saying the contractor took $86,000 for the work and didn't complete it. The contractor is quoted as saying it was a $103,000 job and that the homeowners ran out of money to finish it. I have no idea what the real story is, but I can tell you that both scenarios are plausible. Ask any legitimate, trustworthy, successful contractor and you'll find stories of homeowners who, for one reason or another, did not fulfill their part of the bargain. It's not always the contractor who is at fault.
• And finally, the homeowners are quoted as saying that other contractors have come by and told them only $25,000 to $30,000 worth of work had been done. I'd like to point out that these contractors have no skin in this game, are not testifying under oath, and the lower the number they come up with, the more justified the homeowners feel in their anger. I would be highly suspect of these numbers.
Obviously this is a tragic event, and this soldier and his family deserve a serene, nurturing home to live in. But simply defaulting to the "contractor is a bum" position does not help any of us avoid getting ourselves in this situation.
The real issue is: How much time and effort did this family spend researching their contractor? It's been said that people spend more time researching a $100 hotel room than they do the contractor who will execute a $100,000 remodel.
It is my hope that nobody reading this blog will ever put their home, their family and their finances into such a risky situation. If you need help researching a contractor, e-mail me at podblog@aol.com and I'll give you some tips on how to do that.
(Photo: Highland Community News)
 The story I read today about the demise of Tim Davis' remodeling company played out in Lakeland, Fla., but it could have happened anywhere.
Davis started his company 19 years ago with a pickup truck and a toolbox, according to the article in the Lakeland Ledger newspaper, and grew to a $4-million company. Here's what happened: The problems started in early 2007 as construction activity began to dry up in Polk [County]. Clients backed out of jobs as the economy worsened and Davis' annual sales were soon 40% below projections.
By the start of 2008 he had laid off roughly two-thirds of his 24 employees and was under intense pressure from his bank, which froze his accounts and gave Davis a month to pay back $350,000 in outstanding credit. Without enough contracts to keep the business afloat, he finished his remaining jobs and shut down Davis Remodeling, vacating the firm's Harden Boulevard offices two months ago.
So who suffers? As a homeowner, you want to make sure you're not the one holding the bag if a business fails. Even if you don't have money out for work not yet done, having to start in the middle of a job with another contractor would be a major hassle, as best.
Here are the bouquets and brickbats I offer for this story:
Bouquet: Davis is the president of the Polk County Builders Assn. In the world of builders, this is a high-profile, high-esteem, high-falutin' position. You could expect someone in his position to have maximum integrity, and it seems to me that he does, as evidenced by the fact that he finished his remaining jobs before shutting the doors.
Brickbat: According to the article, the company recently did a big remodel of its offices, and that cash outlay was part of the reason the company lacked funds to continue when business turned south. Many in the construction industry knew the crazy rate of growth in 2005 and 2006 was not sustainable. It was probably not the best time to do that remodel.
Brickbat: The story notes that Tim was a high school dropout who later went on to get his GED. That is commendable. But it also makes me appreciate the new type of remodeler I've seen in recent years who comes out of business school rather than up through the trades. Some people are just not cut out for organized education and intuitively know how to manage the ups and downs of the economy. But I can't help thinking that someone with more formal business education could have seen the downturn coming and prepared for it.
Bouquet + Brickbat: Part of the problem seems to be that Tim held on to his employees past the time it was financially wise, according to the story. That's a bouquet to him, for caring about his employees, but also a brickbat for putting himself out of business. Could there be anything more difficult than letting go of a hard-working carpenter with a family?
This story shows why so many contractors have streamlined their companies to use fewer employees and more subcontractors. Then, when business is slow, nobody gets fired.
Observing the photo of Tim Davis above, I have two thoughts: 1) This experience is very personal and very painful, and 2) Tim will rise again.
(Photo: The Ledger)
 According to a press release from the California State Contractors License Board:
"The Contractors State License Board (CSLB) and partners from the Palm Springs Police Department and the Riverside County District Attorney's Office are warning Coachella Valley residents to be aware before hiring people for home improvement projects. The warning comes after a two-day undercover operation in the Warm Springs area of Palm Springs led to the arrest of 32 suspected phony contractors."
Earlier this month, "members of CSLB's Statewide Investigative Fraud Team (SWIFT) posed as homeowners at a sting house and invited suspected unlicensed operators to bid on projects including landscaping, fencing, concrete, swimming pool plastering and decking, flooring and painting. When suspects bid more than $500 for a job they were arrested and given a Notice to Appear (NTA) in Riverside County Superior Court to answer misdemeanor charges of contracting without a license. California law requires a state contractor's license for home improvement jobs that are valued at $500 or more in labor and materials."
Also: "28 of the suspects will also face a misdemeanor charge of illegal advertising. CSLB investigators also gave administrative citations to 26 suspects. Those carry total potential civil penalties of $46,750. One of those arrested is a three-time offender. Another was a repeat offender. Several suspects showed up without a valid drivers' license and had to arrange for someone to pick them up."
According to CSLB Registrar Steve Sands, "Unlicensed operators will often underbid legitimate contractors. It is not unusual for these individuals to have other run-ins with the law and not be qualified to do the work they are hired for. Homeowners may end up paying twice for a job when they have to hire a professional to fix the problem."
See a list of suspects cited in the sting.
 Three SoCal contractors — in El Cajon, Fullerton and San Diego — have been included in the 2008 Big 50 list compiled by Washington, D.C.-based Remodeling magazine.
According to the website for the respected magazine, which has named 50 top contractors each year since 1986, this is an "elite group of remodeling professionals . . . whose exemplary business practices, unique design sensibilities, and exceptional management skills elevate them above their peers."
The three from our area include:
Larry, Candace and Michael Zolezzi of LZ Construction, El Cajon (staff pictured here)
Design/build remodeling; 22 years in business; 2007 volume: $3.4 million; staff: 5 office, 6 field
Quoted from the magazine: LZ Construction is the relatively rare remodeling company that employs its own plumber, a hire (Larry) Zolezzi made because he couldn't find a satisfactory subcontractor in his market. Pleased with the added efficiency it has brought to his business, Zolezzi says he'll soon add an electrician to his modestly sized field crew. Read more
Paul A. Paniagua, All Pro Builders, Fullerton
Full-service remodeling; 20 years in business; 2007 volume: $1.2 million; staff: 3 office, 6 field
Quoted from the magazine: All Pro Builders has most recently focused on implementing standard operating procedures, creating a manual that encompasses all areas of doing business. Paniagua also has what he calls his “bible,” which every employee has on his or her desk, with information about vendors, jobs, architects, engineers, inspection codes, and subcontractors. “We live by this book,” he says. Read more
Jeff Jertberg, CR*, and Robert M. Jertberg II, CKBR**, Vanberg Construction, San Diego
Design/build remodeling; 21 years in business; 2007 volume: $3 million; staff: 2 office, 8 field
Quoted from the magazine: The Jertbergs match designers and interior designers with each individual client “to alleviate any finger-pointing,” Jeff says, and they partner with a variety of local designers to develop their diverse projects. “With an in-house designer, you can build the same thing over and over again,” Rob says. Read more
* CR = Certified Remodeler
** CKBR = Certified Kitchen and Bath Remodeler
(Photo: LZ Construction)
See all SoCal contractors in past Big 50 lists
Julia and Mark are planning a remodel but are missing one critical piece of the puzzle: a good contractor. Here's what they wrote: We live at the top of Beachwood Canyon in a cantilevered home circa 1955 and plan to add a second story, go green, add a roof garden, etc. We are not interested in staying modern but want more of a traditional look inside with some whimsy. We have a designer we like and have just submitted our plans to the permit queue. Now we need to hire a contractor. We wondered if you have anyone you'd highly recommend?
Any suggestions for them? Please post below.
 Company name: DAD's Construction Inc.
Website: www.dadsconstruction.com
Principals: Dan Derkum and Lori Derkum
Contact info: Lori Derkum, 25422 Trabuco Road, Suite 105-220, Lake Forest, CA 92630, phone: (949) 380-0177, e-mail: lori@dadsconstruction.com or dan@dadsconstruction.com
Years in business: 25-plus
Specialize in: Kitchens, bathrooms, and full interior remodels
Professional memberships: National Assn. of the Remodeling Industry (NARI), National Kitchen and Bath Assn. (NKBA), Western Regional Master Builders Assn. (WRMBA), Building Trades Assn. (BTA), International Code Council (ICC), the Better Business Bureau (BBB), the American Institute of Architects (AIA), Build It Green (BIG), and the U.S. Green Building Council (USGBC)
Professional certifications: California Licensed General Contractor (No. 802617), Certified Green Building Professional (Build It Green), MBA
Awards: Some of the awards our projects have received:
• 2007 Award of Merit - Pacific Coast Builders Conference Gold Nugget Awards, Best Specialty Project
• 2005 Watermark Awards, Builder and Custom Home magazines' "Grand Award" & "Kitchen of the Year"
• Lake Forest Homeowners Assn. 2004 House of the Quarter
• 2004 Award of Merit - Pacific Coast Builders Conference Gold Nugget Awards, Best Attached Project
How did you get interested in green building? DAD's never "got into green building.” We have always done what is today called "green building”: using exhaust fans in bathrooms, double-glass low-E windows, skylights, insulated water pipes, formaldehyde-free insulation, engineered lumber, low-VOC (volatile organic compounds) paints, asbestos-free products, florescent lighting, whole-house fans, recycling removed building materials, tankless water heaters.
We strive to build and remodel projects that greatly exceed codes and that will last a lifetime. So how does this help the environment? Tearing out a bathroom over and over again to fix cheap and substandard work generates more waste and more demand for building materials. We want to avoid that. Although the manufacturers may not appreciate this, our customers and the environment do.
Read on »
 A new chapter of NARI (the National Assn. of the Remodeling Industry) has started up in the Los Angeles area. There is an active NARI chapter in San Diego and more than 60 chapters nationwide.
Members of NARI include contractors, interior designers, architects, product suppliers, manufacturers and service providers. Several contractors in Southern California have long been members-at-large of the national organization, and some of them will now belong to the L.A. chapter.
According to Claudia Butler, vice president of the new chapter, "NARI’s mission is to promote the highest level of quality, professionalism and ethical business practices in the remodeling industry." Contractors who join must have a valid state contractor’s license or registration, liability and worker’s compensation insurance and must pledge to conduct business in compliance with NARI’s Code of Ethics.
Those interested in joining can call Butler at (310) 591-8846 or e-mail her at Claudia@Remodeleze.com.
For homeowners from NARI:
Budget worksheet
Remodeling tips
Warning signs
Questions to ask references
P.S. Would you pronounce it NAR-ee, NAIR-ee? I go for the former, but I hear the latter quite often, especially from East Coasters.
 Question: My contractor just handed my contract to me, and I’m in shock! He wants 22% of the cost of materials, 22% over the cost of labor, 22% for subcontractors and 22% for labor management crew. I think this is way too much. First, the subcontractors are making a profit, and now the builder wants 22% on top of that for the same job. I feel if he can’t do the job and he has to subcontract out, then it should be no more than 5% for babysitting. That also goes for paying his employees’ wages. I have no control over the employees he hires. What if they are slow and lazy at my expense at $30 per hour plus 22%? No way! What should a contractor charge?
Answer: Oh my, where to start! First of all, I can understand your frustration. Every dollar the contractor charges for markup is another dollar you don't have to upgrade your project. So if you don’t like the markup, don’t hire the contractor. It’s so simple. There’s no need to get upset, just find someone else whose numbers are more to your liking.
That being said, what’s the obsession with contractor markups? What kind of markups do you think Wal-Mart or Home Depot make on that stuff they import from China? I’m sure it’s a lot. And contractors are people from your own community, hiring your neighbors, purchasing from local lumberyards. By the way, subcontractors are not hired because the contractor's employees cannot do the job. Subs are usually hired because they are state-of-the-art experts in what they do. Professional plasterers or masons or plumbers are often elegant artisans in their respective crafts, and that's who you want doing the work.
I think the confusion over markups is based on misunderstanding how a good contracting business works. There is an office and office staff to maintain, and bookkeeping, and employee benefits, training, insurance, licenses, certifications. And there should be money for callbacks when things go wrong. You can find a guy with a pickup truck and a dog in the back who won’t charge any markup. He’s scrambling from one job to the next barely making wages. And if something goes wrong later on with your job, he won’t have time to take care of it.
Also, you don’t want your contractor undercharging and then going out of business. The most important issues to consider when hiring a contractor are the company’s reputation, staying power and quality of work. Focusing too much on saving money on the markup just brings grief. If you think “babysitting” subcontractors is what a contractor does, you might consider acting as your own contractor and hiring those subs. Then you could save the 22%.
Am I being too harsh? From the disasters I've seen when markups are challenged, and sub-standard contractors are hired, I get a little riled up about this topic. Any answers for this person that are more sympathetic than mine?
(Photo: www.istockphoto.com)
 Whenever I'm told to test my house for lead or radon or mold or asbestos, I get a bad case of the "yeah buts . . . ."
As in:
Yeah, but . . . who do I call?
Yeah, but . . . how do I collect samples?
Yeah, but . . . what do I put the samples in?
Yeah, but . . . where do I send them?
One enterprising company, Pro-Lab, seeks to take the yeah-buts out of the equation with do-it-yourself testing kits, which are sold at places like Home Depot, Lowe's, Ace Hardware, etc., or online.
You can get test kits for mold, radon, radon in water, water quality, lead in paint and dust, and so many more.
Each kits operates with different procedures. For the mold test, you tape a solution-filled container over an air duct. For the radon test, you leave opened containers in a location for a number of hours. For the water quality test, you dip strips of material that detect certain chemicals. The Lead Surface test kit includes six test strips to determine lead in toys, dinnerware, ceramics, pipes, and so on. Most kits require an additional lab fee of about $30 (the lead-in-paint-or-dust kit and the lead-in-water kit, for $30, include the lab fee), and all include a postage-paid envelope for you to send off your sample.
I'm sure it could be argued that this is not a DIY-appropriate area of inquiry.
But if it's a choice between standing around saying "yeah, but . . . " or taking some kind of action, this is probably a good thing.
If you've used one of these kits, or a similar product, I'd love to hear about it.
 If you live in the city of Los Angeles and are planning some home improvements, the city's Department of Building and Safety offers some fascinating FAQs:
Do I need a permit to build a fence around my property?
A permit is not required for any type of fence under 3'6" in height. A permit is required for a masonry or concrete fence over 3'6" in height, and for a fence of any other material over 10'0" in height. Please note that even though a permit may not be required, all fences must comply with the requirements of the L.A. Zoning Code.
Can I as a homeowner apply for a construction permit?
A homeowner can obtain a permit and do the construction, alteration or repair on his/her house and accessory buildings or facilities thereto if the owner resides or will reside in the dwelling.
How much is a building permit and what is it based on?
Building permit fees are calculated based on the valuation of the project. Please refer to the Los Angeles City Building Code section 91.107, or call our Customer Call Center for assistance.
Can a homeowner prepare the drawings, obtain my building permit, and construct my own house or addition without consulting an architect/engineer/contractor?
Yes, if the house is one story, and will be built from plans based on the Department standard "TYPE V" sheet.
Is a plumbing permit required to replace my residential garbage disposer?
No.
Is a permit required to install a domestic cooking range, broiler unit or domestic-type clothes dryer in my single-family dwelling?
No.
When is a plumbing permit required for natural gas piping?
A plumbing permit is required for the installation of any gas piping except piping less than 6 feet in length between an existing gas outlet and a gas appliance in the same room.
See more
Links to all building departments in California
 . . . to create awesome remodels.
Based on my experiences, here's my list:
1. Being clear about what you want
2. Becoming clear about your budget
3. Getting professional design advice
4. Checking out the companies you're considering
5. Not taking the lowest bid
6. Sticking to the plan during construction
7. Not overestimating your ability to handle stress
8. Being realistic about how long remodeling takes
9. Respecting the crew
10. Appreciating what scores of workers have gone through to make your dream remodel come true
Feel free to download the PDF e-book I created on this topic.
What would you add to this list? What would you subtract?
 A tragedy occurred last week in Walnut Creek and the thought of it continues to haunt me. Here's what was reported yesterday in the San Jose Mercury News:
Murder and other felony charges were filed Tuesday against a Martinez contractor who prosecutors say killed a Walnut Creek man during a confrontation over a home remodeling job that sparked a lawsuit. Read the whole story.
This is extreme, to say the least. But it got me thinking: When is it a good idea to sue a contractor for bad or incomplete work?
And when is it just not worth it? When is it better to accept the loss and move on?
Anyone who's been involved in a lawsuit knows how nerve-wracking and time consuming it is. There may be headaches involved, and stomachaches and sleepless nights. It can mean months or years of negativity. And even when people win, they often can't collect.
Nolo, which provides legal information to non-lawyers, gives tips on deciding whether to sue someone and suggests you ask yourself three questions:
1. Do I have a good case?
2. Am I comfortable with the idea of a compromise settlement or going to mediation?
3. Assuming a lawsuit is my best or only option, can I collect if I win?
If you cannot answer "yes" to all three questions, Nolo's advice is that you don't sue.
Most of us would focus only on the first issue: Do I have a good case? And often, there is no doubt at all that is true. You might have a great contract. And abundant evidence of work not done or done badly. But issue No. 2 — a willingness to compromise or call in a mediator — is hard to do when one is consumed with anger or hurt.
And issue No. 3 is profound: A deadbeat cannot and will not pay up.
So there might be times — especially if your life savings is not on the line — when not suing might be the kindest thing to do for yourself.
Have you ever sued a contractor for bad work, or decided not to? And would you recommend your course of action to others?
 It was kind of like NBC's "To Catch a Predator" this week in Van Nuys.
But instead of suspected pedophiles showing up to meet underage victims, there were alleged unlicensed contractors showing up to bid on remodeling work.
And instead of being tackled by cops in front of TV cameras, they were cited on misdemeanor charges and told that they would be mailed notices to appear in court and could face possible penalties, including jail and a $500 fine.
The undercover operation, according to an article in the L.A. Times, involved an investigator with the Contractors State License Board posing as a homeowner.
The same scenario was repeated in seven cities throughout the state, and by the time the day was over, some 79 allegedly unlicensed contractors had been cited. Last year, more than 700 unlicensed contractors were targeted by the state board in statewide undercover operations, the article said.
One worker was also cited for trying to get $2,400 upfront for a $4,800 job. Under state law, contractors can generally ask only for a deposit of 10% of the project or $1,000, whichever is less.
Here's what I'm wondering: What about the other jobs the contractors are working on? Will those jobs get shut down? Or does the person just pocket the citation and continue on?
I guess the real question is: If you hire an unlicensed contractor, and he gets caught in a CSLB sting, does your job come to a screeching halt?
Correction: An earlier version of this blog had the headline "Unlicensed contractors busted in Van Nuys sting" and within the text referred to unlicensed contractors. The workers targeted in the Van Nuys sting were suspected of being unlicensed but had not been convicted.
Read the whole article
Check on a contractor's license
(Photos: AL SEIB / Los Angeles Times)
 . . . consider the article in today's San Francisco Chronicle: Couple awarded $7 million in asbestos lawsuit.
The case involves Joan Mahoney, 69, who lives in South Lake Tahoe. Joan had an acting and singing career in Los Angeles for many years and toured with the USO. Later, she and her husband moved north to start a part-time remodeling business. During that time, the couple used several products containing asbestos, which has been linked to mesothelioma, a type of lung cancer.
When Joan was diagnosed with mesothelioma in 2006, the couple sued Georgia-Pacific Corp., which made an asbestos-containing joint compound the couple used for drywall. Georgia-Pacific no longer makes it.
So what does this mean to you? There's no doubt heavy exposure to airborne asbestos fibers is linked to various illnesses, including, according to Columbia University, lung cancer, asbestosis (scarring of the lungs) and mesothelioma (which affects the lining of the chest).
Note the word "airborne." That's the key. If the asbestos is in the ceiling texture, or in roofs, walls or other places, it's not airborne. Only when scrape it, cut it, sand it or drill into it are you liberating those fibers.
The question up for debate is: How much asbestos exposure is dangerous? How much did Joan inhale? How much will you inhale if you tackle your ceilings? What is your comfort level on risk?
If it was me, I'd at least get the material tested (do an Internet search on asbestos testing in your neighborhood, or look in the phone book) for $25 or $30 and then decide on my next action. If asbestos is present, hiring professionals might bring peace of mind, if not real health benefits.
Real more from Ask the Inspector
Read an asbestos fact sheet from Stanford University
(Photo: Magnified asbestos fibers from The Daily Green)
The question I get most often from readers is: Can you recommend a contractor? Sadly, I cannot. But you can.
Have you used a licensed Southern California general contractor that did good work for you and that you would recommend to others? If so, please post below.
Here's a template you could use:
City or town you are in:
Name of contracting company:
Contact person at company:
Telephone number:
What this company did for you:
The cost of your project:
The duration of your project:
The reason you would recommend this company:
Your contact information (optional):
Thanks in advance!
I've called this trivia, but it's not trivial. Here's the question:
What is the most a California contractor can collect up front for home improvement work?
A. The down payment cannot be more than $1,000 or 10% of the contract price, whichever is less.
B. The down payment cannot be more than $5,000 or 10% of the contract price, whichever is less.
C. The down payment cannot be more than $10,000 or 20% of the contract price, whichever is less.
D. The down payment cannot be more than $2,500, plus the cost of materials that must be special-ordered.
Give it your best shot, then click here for the answer, which you'll find by scrolling down to the bottom of the page.
See more contractor issues • See more polls
 Several new laws came into effect Jan. 1 that pertain to licensed contractors and their clients, according to the California State Contractors License Board. They include (underline added for emphasis):
Business & Professions Code
§125.6 – In addition to facing disciplinary action if a licensed contractor refuses services based upon race, color, sex, religion, ancestry, disability, marital status, or national origin, licensees will face disciplinary action if they discriminate by refusing construction-related services based upon a prospective client’s medical condition or sexual orientation.
§7027.5 – Landscape Contractors (C-27) licensed by the Contractors State License Board are authorized to enter into prime contracts to construct and install outdoor cooking centers and fireplaces, as long as the projects are included in a residential landscape project, and the fireplace is not attached to the dwelling. Other properly licensed specialty or general contractors would still be required for tasks that are beyond the scope of the landscape contractor classification.
§7114 – As part of disciplinary action against a licensee, the Registrar of Contractors is authorized to order a licensee to pay a specific amount of money to an injured party if the licensee has aided an unlicensed person or allowed an unlicensed person to use his or her license.
Civil Code
§2782 – Residential construction contracts and amendments that indicate a general contractor or subcontractor is to be held harmless for construction defects, injury or negligence are legally unenforceable as of Jan. 1, 2008.
Complete contents of each legislative change is available by looking up the California code and section number at www.leginfo.ca.gov.
A reader sent in this question regarding contractor markups on a kitchen remodel: "A contractor submitted a bid for cabinetry (at full cost) plus electric, plumbing, etc., plus charges for supervision, overhead, and profit. The last three categories added up to 35 percent. With the cabinetry at full cost, the contractor must have expected a net (over invoices to him) over 50 to 60 percent.
Should one expect the contractor to pass the contractor discounts on to the customer, if he is charging for profit separately? I am told that in commercial construction the markup on a job is at the 10 to 12 percent level, not the 50 percent we were quoted. We did not accept the bid."
My perspective: Home remodeling is a messy, confusing endeavor, much more so than is new commercial construction. The remodeling company employees have to work around a family and pets, act as therapists sometimes and deal with the existing home, which may be substandard, in addition to getting the materials and installing them properly. The most troublesome contracting companies are those that do not charge enough and who struggle running from one job to the next to keep the paltry funds flowing. There's a common joke in the remodeling industry: Q: What would you do if you won the lottery? A: I'd keep running my remodeling business until I used up the money. In my opinion, you don't want to work with an underfunded company whose employees are underpaid, whose employees don't have benefits or training or pension plans, a company that can't afford to pause and improve its systems. I think the primary focus on saving money is misplaced when deciding on a contractor. Save that focus for Costco and choose your contractor according to reliability, quality and trustworthiness.
What do you think?
 About a week ago, a remodeling crew set a strand of cypress trees ablaze in the San Diego area. It seems a worker's propane torch got too close to the highly flammable trees.
That got me thinking that remodeling can bring with it fire dangers. A DIY-er might do well to explore these situations that are most risky:
Using a long cord for power tools, which could cause the cord to overheat (Don Vandervort's Home Tips)
Finishing a floor with flammable solvent near a water heater pilot light or other potential spark source (Tree Hugger)
Oily rags kept in the garage (House Repair Talk)
Wires left exposed after outdoor lighting is removed (Find Law for Legal Professionals)
Using solvents like kerosene, paint thinner or gasoline to remove tar on the foundation (Tim Carter, Ask the Builder)
What else?
(Photo: Fox 6 San Diego)
Has anyone tried Angie's List to find workers and contractors for home improvement? Did you get your money's worth? Would you recommend it to others? The website of the Los Angeles chapter shows 21,462 members and 20,690 companies listed.
 . . . maybe not such a good thing to promote on your blog.
That was the viewpoint of astute reader Martin G., who wrote in response to my blog on the benefits of 24-inch framing vs. 16-inch framing. I was so jazzed about finding a photo with 2-by-6 framing lumber (which goes along with 24-inch-on-center framing) that I failed to notice the saw in the background.
But Martin noticed: The guard that should have been covering the bottom of the blade was either missing or had been pinned back. This is a common and risky practice among framing carpenters, and among people working on some Habitat for Humanity home sites Martin has been involved with.
So why would the guard be removed? It can sometimes get in the way, especially when making mitered cuts. To swing it back out of the way when making a cut, a carpenter keeps one hand on the saw handle and uses the other hand to pull back the guard.
But this puts the carpenter's fingers really, really close to a very dangerous blade. And the hand pulling the blade back (usually the left hand) should be used to steady the piece of lumber, far away from the blade. So some carpenters just move the guard permanently out of the way, which then exposes the blade all the time.
So this is a good time to mention a new device, called The Original 3rd Hand, which was developed by two Camarillo contractors, Jim Larkin and Jack Tracy. By attaching the $50 device to a "worm drive" circular saw (which is the type of saw used by professional carpenters here on the West Coast), the blade guard can be temporarily moved out the way using the thumb of the hand holding the saw, leaving the other hand for holding the wood. Thus, three hands!
You can see a video of the Original 3rd Hand at work on the Fine Homebuilding website. Also, I saw the Original 3rd Hand win new product of the year honors last year at the Remodeling Show in Las Vegas.
 You may have heard of “advanced” framing in which 2-by-6 studs are placed 24 inches apart when building a house, as opposed conventional framing, which is 2-by-4 studs 16 inches apart.
In green building circles, 24-inch framing is widely seen as being a good choice for many reasons. But the consensus is not unanimous (as you'll see below), and this demonstrates that building techniques are often a matter of builder or homeowner preference rather than being clearly right or wrong.
This discussion started with a question from a reader who wants to build a green home in Altadena. She wrote:
Some green homebuilding books recommend the "advanced wood-framing technique" of setting 2-x-6-inch wall studs 24 inches on center (rather than the standard 2-x-4-inch studs 16 inches apart). They indicate that this approach saves 20% of lumber used and is stronger. I was wondering if you have ever heard of anyone doing that in their Los Angeles home and if it would considered structurally weaker or stronger for an earthquake-prone location like L.A.?
So, I forwarded the question to two SoCal contractors I respect -- Devon Hartman and Alon Toker -- and I was surprised to get very different perspectives.
Click below to read their answers.
Read on »
Reader Shaun Rogers sends along this request:
"Hello. I'm looking for the names of qualified, trustworthy remodeling contractors who do work in Orange County. Any advice other bloggers could pass along would be appreciated. I don't have a way to take and pass along pictures but the work would consist of popcorn ceiling removal, bath and kitchen, flooring, plumbing, electrical and painting. Thank you.
Any O.C. recommendations for Shaun?
 How would you feel if a remodeling contractor pulled a report on your credit worthiness to find out if you have made late payments to other creditors, or had any bankruptcies, liens or judgments against you?
A contractor considering doing work for you would want to know if you pay your bills, don't you think?
I'm not sure that information is easy for a contractor to get about you, but you can now easily get that information about contractors you are considering hiring.
At Experian's Contractor Check website, you type in a company's name, city and state and order a report that shows time in business, licensing, bonding, insurance, liens, judgments and bankruptcies. It even shows if there are late payments or accounts in collections.
Reports cost $12.95 each, or $9.95 a month with a $20 registration fee.
But during December, a news release announces, consumers can get 10 reports free.
I tried out the free service, typing in the names of contractors I know and then downloading the reports that were e-mailed to me. I must say, I was shocked at some of the big red marks — liens, history of late payments, accounts in collections — I saw against some of the companies I respect. I'm not sure what to think of all this.
And I wonder: How long it will take for Experian to offer reports on homeowners who have a pattern of not paying their bills? Do you think contractors should have easy access to your credit history?
(Graphic: Snippet from an Experian Contractor Check report)
 Today's guest blogger is Peggy Olearczuk, who shares her experiences retaining the vintage flavor of her Burbank cottage. She writes:
I always wanted an old, Spanish-style house, because I fondly remember my grandmother’s home. I got my wish, but our 1920s-era Burbank house, although potentially charming, had so many problems that we didn’t know where to begin.
For instance, we knew we needed to replace our leaking windows, and knew we didn’t want cheap vinyl, but beyond that, we had no idea what to do. We were considering Pella windows until we found Mark Bethanis, a general contractor in Burbank who specializes in restoring vintage homes.
Mark told us that we could make the windows look just like they did when the house was new (for much less than Pella) and make them energy-saving as well. He also taught us the importance of things like preserving the bullnosing on both interior and exterior (the thicker Pella windows, he said, would have meant using flat frames on the interior) and how a triple window we were told to rip out might actually be holding up the roof!
Bethanis Inc. replaced the sashes (using dual-pane glass), re-used the old hardware, added weather stripping and even more amazingly, was able to restore the old sills, which we thought were completely unsalvageable.
The window project took about five weeks and cost $15,000. Staining and painting of the windows was included in exterior painting of the house (cost: $12,000) and interior painting of the living room, dining room and bathroom (cost: $4,425) and took place during the same five weeks.
The exterior paint may seem expensive, but consider this: Our house and freestanding garage hadn't been painted in over 20 years, so the job required extensive prep work, including water blasting to get rid of loose stucco and paint, stucco patching (matching the old-fashioned pattern of the existing stucco), and repairing and restaining our existing front door.
Also, all of the window frames and sills were in terrible condition and needed to be cleaned, stripped, sanded and repaired before two coats of primer and two coats of paint were applied. The stucco also required two coats of primer and two coats of paint.
There was lots of detail work, like painting the little round vents on the sides of the house red to match the tile roof and removing and painting existing hardware (window latches, "speakeasy" door, mailbox) to restore the original wrought-iron look. The $12,000 also included interior staining of living room and dining room windows and interior priming of all other windows.
Also, since we replaced all 30 window sashes at the same time, the painters had to follow the carpenter as he worked, painting the exterior and priming or staining the interior of each sash (to keep the new wood from warping).
The four other bids we got ran anywhere from $4,900 to $11,500, but because they were painting companies, none of them seemed able to handle such a complicated job; they could do the painting but were vague about the prep work and wanted us to find someone else to do other parts of the project (like staining the living room and dining room windows and patching the stucco). We really liked the idea of having one company take care of everything for us.
We’ll paint the rest of the window interiors when we remodel our kitchen and add a master suite early next year.
Tomorrow: Part 2: Peggy takes on the bathroom
Your comments? Questions for Peggy?
 A reader named Kimberly sent me this e-mail:
Hi, I just read an old article of yours in the L.A. Times about green remodeling. I was wondering if you have any referrals for green contractors to do a remodel in Orange County.
Here's the deal: The Times doesn't want me making referrals to contractors. But YOU could. So I'll throw this out there: Do you know of any good green remodeling contractors in O.C.? If so, please comment below.
Just for fun, I did a simple Google search on these terms: "Orange County," green, remodel and contractor.
One of the first websites to pop up was for Dad's Construction in Lake Forest.
Here's how I evaluated this website to determine if this is a good green contractor:
• The website gives the company's contractor's license number as 802617. I plug that number into the Contractors State License Board and discover the license was issued some years ago, not last month. That's a good sign. I see the president of the company is Daniel Arnold Derkum (thus the company's name: DAD's) and that the company carries the proper bonding and workers' compensation insurance. I also did not see any complaints or suspensions of this license. All good.
• Next, I read through the testimonials. These are flowery but generally worthless. Anyone could have written these. What I'm looking for are names so I can contact these folks and ask a few questions, or at least determine if these are real people. The only full name I find is Gordon Sykes of Lake Forest. A Google search on his name confirms that he is a real person, as evidenced by the Lake Forest Homeowners Assn. Village News, which announces that Gordon's home won "House of the Quarter" in 2004 for "high standards of excellence." That kind of client bodes well for this remodeling company.
• Also, I see in the testimonials (which I start to trust as authentic) that clients refer to Dan often, and this is a good sign. That means the owner is involved in the company, and that this is not just a front for some scam artist. And I notice all the words on the site are spelled correctly. Good.
• Finally, I see that this company is a member of all kinds of good organizations: the National Assn. of the Remodeling Industry, the U.S. Green Building Council, the American Institute of Architects, and others. I see that Dan is a Certified Green Building Professional through the Build It Green rating system. And there is a lot of intelligent green building information on the site. This company is obviously deeply into the green building industry.
After all that, I take a look at photos of the projects the company has done. They look nice (a bathroom is pictured above).
To me, this looks like a good green remodeling company. I've never heard of this company or written about it or talked with anyone who has used Dad's. But if I were looking for a good green contractor in Orange County, this is the kind of company I would call for a chat.
 You might think I'm making this up, but I actually saw the words to your right on a Los Angeles contractor's website. And it is an actual licensed contractor, with a freshly minted license number.
But when I saw this website, with the misspelled words, red flags went up.
Is it just because I'm a writer that I care about spelling, grammar and punctuation? Or do infractions like "licens & insurd" on a contractor's website or brochure indicate a deeper reality? Or are these things irrelevant in the world of remodeling?
What do you think? Does spelling matter? Would these words on a website cause you alarm?
Or would you figure this is an unsophisticated contractor from whom you could get a good deal, and who needs a contractor with a master's degree anyway?
 From a recent press release:
The Contractors State License Board (CSLB) is warning consumers about the dangers of hiring unlicensed contractors following a disaster, whether it is earthquake, fire, flood or mudslide. Unscrupulous, unlicensed contractors often prey on victims of natural disasters.
It is a felony to contract without a license in a declared disaster area. Consumers can protect themselves by using CSLB's resources to check a contractor's license status and history.
“Don't let a natural disaster result in a man-made one by hiring the first contractor who comes along,” said CSLB Registrar Steve Sands. “Take your time and protect yourself against con artists who will take your money and run –- or incompetent contractors who will perform shoddy work. Hire only licensed contractors and check their qualifications with the Board.”
Consumers can verify a contractor's license status and order publications, free of charge, on this Website. You can also call CSLB, toll-free: (800) 321-CSLB (2752).
Contractors working on a job –- from debris removal to rebuilding –- totaling $500 or more for labor and materials must be licensed by the CSLB. To become licensed, a contractor must pass a licensing examination, verify at least four years of journey-level experience and carry a license bond. As of July 1, 2005, all new licensed contractors have also had to pass a criminal background check.
The CSLB urges consumers to follow these tips when dealing with a building contractor:
• Hire only licensed contractors and ask to see the license.
• Verify the contractor's license by checking online at www.cslb.ca.gov.
• Don't rush into decisions and don't hire the first contractor who comes along.
• Don't pay more than 10 percent down or $1,000 — whichever is less.
• Don't pay cash, and don't let the payments get ahead of the work.
• Get three bids, check references, and get a written contract.
• Contact the CSLB if you have a complaint against a contractor.
The Contractors State License Board operates under the umbrella of the California Department of Consumer Affairs. The CSLB licenses and regulates California's 312,000 contractors, and investigates more than 20,000 complaints against contractors, annually. In Fiscal Year 2006-2007, the CSLB obtained nearly $45 million on ordered restitution for consumers.
 Here's my confession: I usually run away from homeowners and their contractors who are having disputes. The combination of home, passion and trouble is just so intense! I like to hear the story when the troubles are over. But in the heat of the moment . . . not my scene.
But here's some good news: If you are in the middle of a crisis with a contractor, a new television show is actually looking for you. A pilot needs to be shot and will eventually air on a cable network.
According to the producer, the show is looking for homeowners and contractors in the Los Angeles area who may be having what he refers to as "issues," which he defines as problems with the contractor's cost, schedule or work.
Or, it could be the other way around. If you are a contractor having a problem with a homeowner (making too many changes, won't make decisions in a timely manner), the show wants to hear from you too.
The ideal situation is that there is a dispute and both parties (the homeowner and contractor) can be contacted. So if the contractor has disappeared into the ether, that won't work. Then, the show may be able to mediate the dispute and save the project. They're offering dispute resolution, building support and design help.
The goal is to solve the problem for both parties and make sure your project gets done right.
If you find yourself in this circumstance, and you want a fair resolution (rather than just an opportunity to complain), you can e-mail your contact information and a brief description of your situation to homerenoshow@gmail.com.
Good luck! And let me know how it turns out . . . .
 I'm not saying there's anything wrong with hiring Home Depot contractors and subcontractors for remodeling work. But plenty of homeowners have indicated this. Their experiences and comments are documented in a five-part investigation by KNBC-TV Channel 4. After asking viewers to send in their complaints, reporter Joel Grover presented Home Depot with those cases, based on work done by national subcontractor U.S. Home Services, and asked them to respond. Here's what the series' website says:
Home Depot is the biggest name in home improvement, and that's why thousands of people hire them to do major remodeling projects. But an NBC4 undercover investigation explores the costly nightmares many customers say they experience when they contract with Home Depot to remodel their kitchens, get new roofs, and do other home remodeling. Insiders tell NBC4 about what they call questionable sales tactics. Plus, you won't believe what NBC4's hidden cameras caught on tape.
On Monday, Oct. 1, Home Depot responded to the report: Home Services has completed approximately 440,000 projects in the greater L.A. area over the past three years, and KNBC submitted 177 complaints that roughly spanned this time period. We apologize for any issues customers encountered, regardless of the circumstances. We were able to reach 164 customers, and have worked diligently to address these concerns in an effort to stand behind our work, just as we will continue to do whenever a customer is not satisfied.
The benefit in checking out these allegations is so you can beware of what can go wrong with remodeling with any contractor. If you read that some companies may be overcharging, you’ll probably be extra diligent that it doesn’t happen to you.
So while there is an old truism that what can go wrong will go wrong, we can twist that to:
What can go wrong, you will be on guard against.
See a video of insiders speaking out.
 In Burbank, blogger John Park has generously kept us up to date on his stylish remodel with Park Haus Addition blog. Now he's in the punch list phase, where all those things that are not right are made so before the job is declared done.
In a way, John and his family are fortunate the skies poured out an unseasonable torrent recently. He got to see that one of his exterior doors leaks. Oops. According my own experiences and my contractor sources, there are several reasons water leaks under an exterior door:
1. The inside and outside plane are the same. Ideally, the outside should be lower than the inside, or slope away from the house so rainwater will do likewise. Water is not mystical. It behaves according to the laws of nature every single time.
2. The door opening is not flashed properly. Flashings are materials from 4 to 12 inches wide, often with a sticky backing, that help seal up the gap between the door system and the wall.
3. There are no overhangs. In this case, with its sleek and contemporary architecture, that is probably so. Wide overhangs are more than a design statement or protection from sun. They also help keep rainwater away from the house.
4. There is no sill pan. A sill pan is kind of like a gutter underneath the sill or threshold that channels water away from the house. Sill pans are not required by code, but many in the "building science" field think they should be. If you are remodeling or building, you can request sill pans for each window and door. You'll pay extra, but then again, how much does it cost to repair a leaking door? A lot!
5. All of the above. The more of these issues that are present, the more likely a door or window will leak.
Sill pans are made by many companies, including JamSill, Dow, Marvin and Endura.
 What is a green builder? Is it a builder who recommends you install a tankless water heater and energy-efficient windows and use nontoxic paints?
Yes, but . . . how about the way the contractor runs his or her own business? Is it green? Does the contractor walk the talk? Or just talk?
Here are clues that your green builder runs a green business:
• Workers drive trucks that get good gas mileage or are fueled by biodiesel or liquid natural gas.
• Salespeople drive energy-efficient cars, not Hummers.
• Company offices use only compact fluorescent lightbulbs, not incandescent bulbs.
• The company has transitioned into paperless systems as much as possible.
• Company offices are energy efficient with Energy Star appliances, superior insulation, natural daylighting, dual-pane windows and, possibly, are powered with solar panels or wind turbines.
• The company uses mobile solar power on job sites (pictured).
What I think: Any contractor claiming to be a green builder should also run a green business.
Comments? Analysis? Opinions?
 Over on the remodeling forum at iVillage's Garden Web, commenter "graciesmom284" wonders about the seemingly disorganized contractor who is building her room addition and bathroom remodel.
There are several issues with this remodel, all stemming from a vague contract. In one instance, the homeowner thought the agreement was that she would buy the flooring and the contractor would install it, and she thought the labor for that was included in the contracted price. But now the contractor says she will have to pay extra for the installation, and the installation of the bathroom tile.
So what does the contract specify? It seems the contract is pretty skimpy on the details. Others commenting on the posting are not giving graciesmom284 the sympathy she may have been seeking. A comment from ron6519 says she "should have been more diligent in oversight. You should of had every item listed on the contract before you signed it. At this point, you are going to have a discussion over every item not mentioned and specified. This naivete might be a costly lesson."
What do you think?
| |
You are so right in your analogy about how people spend more time picking out a hotel than hiring a contractor. It is usually the lack of planning and research that leads to problems.
