hexler98 asked:


The roof is standing seam & old and we started to get a leak in our Dining Room. After going through 4 contractors (all turned down saying it needed total replacement) we found this local man (who owns a roofing company). He said he could fix the leak. After recoating the standing seam roof with a “special sealant” aluminum coating, “restamping” the seams down, & laying a rubber roof over our addition building (off the main house), the roof started leaking again in the same area. We called him back many times & finally got him over. He said it was a seam that popped back up & he said he’d use screws instead of nails to fix it this time. It rained afterwards & leaked again. We called him back & finally got him to return after many excuses & missed appointments on his end. He said he didn’t know what was causing the leak & would refer to his brother (who works for him & apparently knows what he’s doing). We didn’t hear back from him.

That was a week ago.

What should we do now?
We have a contract with him stating his work is under warrantee.

Do we take legal action against him, or is there another way to get him over to repair this leak or get our money back?

We paid a lot of money for him to fix this leak and it’s still not fixed. Has anyone else gone through something like this? What did you do to rectify the repair? Thanks for your time everyone.

DAMIEN

Money Pit Bunker In Houston,TX asked:


It is now filled with water due to a foundation problem. Once the foundation issues are resolved and the water is pumped out - I have been advised to fill it with sand and top it with 4″ of concrete. Any suggestions to that and ANY idea on why it was built - being only 4 ‘ it’s not deep enough for a “fallout shelter” and I’m in an urban area in Texas that’s not in the tornado bowl. Not even seasoned contractors and builders I’ve spoken to have an answer although humorous guesses are plentiful - i.e. a gangster stashhouse, Buddhist meditation room. This is no joke - the money pit is winning!

WILBURN

ArmyWife4Life asked:


I am looking into building a new home, but don’t know how to check on the contractor. He isn’t listed on the National Home Builders Association,and I am not sure where else to look. (Also not listed on BBB.org, but it isn’t used very much where I live.)

HAL

KIMBERLY H asked:


I want to convert my detached garage into a 2 season multi purpose room/winter garage. Contractors says that if I want to add water and waste lines that I have to have frost footings, he claims to tear down and rebuild would be cheaper. The structure is built super solid but sits on a slab only.

BRAD

Mark R. LePage, AIA, LEED AP asked:


A Weak Economy Sends Renovation Prices Lower

Are home renovation prices coming down? Is now a good time to start a renovation project? Should you buy, sell or hold?

Every down market presents an opportunity to buy low, and the home renovation market is no different. Due to the recent economic uncertainty, many renovation construction starts have been delayed, which in turn has caused an abrupt shortage of new projects for local contractors. Within the last few months, we’ve had several general contractors visit or call our studio inquiring about upcoming projects - they’re running out of work and want to be included on our future bid lists. General contractors are getting hungry.

Spending on residential remodeling has decreased and is expected to continue to do so into next year. Harvard’s Joint Center for Housing Studies’ Leading Indicator of Remodeling Activity (LIRA) predicts that spending for residential remodeling will continue to decline by an annual rate of 11.1%, until the first quarter of 2009.

That’s bad news for contractors, but good news for you. Start the design process today and you could be ready to build in less than six months. If the LIRA is correct, you could time your bid with the bottom of the residential construction slowdown.

What about the cost of building materials? With a substantial decline in national construction starts, the prices of building materials will soon follow, pushing renovation construction costs to their lowest level in years.

But wait, there’s more…

In order to stimulate the economy, the Federal Reserve recently cut rates, which will result in still lower interest rates for construction loans and mortgages.

Hungry contractors. Lower material costs. Cheaper loans. Does it get better than that?

A Lay-Away Plan

Still concerned about proceeding with your project? Here is a way for you to benefit from the tight renovation market without committing to the cost of a full construction project. Think of it as a lay-away plan.

Every renovation project has two main parts; design and construction. The cost for design contributes a small percentage to the overall cost of a renovation project. Fees for design phases performed by local residential architects typically cost less than 10% of the total cost of construction.

The architectural design process will provide you with a complete set of construction documents ready for bidding and municipal review. A copy of these documents may be held on file in your architect’s office. When you are ready to move forward with your project, these documents can be immediately distributed to your bidders without delay, thus allowing you to take full advantage of the tight renovation market before prices again begin to rise.

Build with Confidence

You’re ready to get started, but you want to be sure you spend your dollars wisely. Whether we’re experiencing good times or bad, every renovation project should be designed to suit and enhance your family’s lifestyle, as well as maximize the value of your residence. Don’t look to pay the lowest price though. You’ll only get what you pay for. Find a qualified residential architecture firm and they’ll help you invest smartly in your home renovation project. The following are a few ways an architect can help you approach your renovation project with confidence.

Build “Not So Big”

Renovation projects with the most value often reconfigure existing rooms without adding new space, by instead maximizing efficiency and providing spaces that are more appropriate to your modern way of living. Don’t just add square feet to a floor plan; why pay tax on space you won’t use every day? To keep costs low, additions should be proposed only after you exhaust the possibilities of efficiently using the space within your existing house.

The “Not-So-Big House” approach to building is a school of thought that focuses on quality of space over quantity. Residential architecture can be designed to have the beauty of bigger, more expensive homes, with the character and efficiency of small ones. Design a home around the way you actually live your life. Spend your budget on the details and think about how each space might be used for multiple functions. How often do you entertain in the dining room? Can formal dining and family dining use the same table, in the same space? Do you have a living room, but want a family room? Can the living room be modified to function more appropriately for today’s family?

Add lots of storage. Build in closets, cabinets, cubbies and shelves. Take a full inventory and design a place for everything, so when you are done, everything has its place.

Building “Not So Big” will give you much more for your money and will help you make a house your home. You can learn more about the “Not So Big House” approach to building at www.notsobighouse.com.

Build Green

Everyone is buzzing about building green. It seems like newspapers and magazines are featuring high efficiency, sustainable homes almost every day. Whether you’re renovating your kitchen or building a new house, the ideas and concepts of building green should benefit every residential project.

Building green can be pricey though. Projects that meet LEED® (Leadership in Energy and Environmental Design) standards could cost 15 to 30% more than building with traditional methods, but you don’t need to be LEED® certified to go green. Some green strategies cost no more than traditional building strategies. When designed and specified properly, your project can be built to the highest standards of workmanship with systems that maximize your budget’s potential. A little bit of focus and care will go a long way toward saving energy and protecting the environment. Select durable materials that will endure throughout the years and can be easily maintained. Specify windows that maximize daylight, but minimize heat loss. Install energy efficient heating and ventilation systems, and be sure to use appropriate insulation materials to keep the conditioned air in its proper place.

Think too about installing alternative energy systems such as solar hot water, photovoltaic electric or geothermal heating and cooling options. These solutions may have a steep price tag up front, but over time they will decrease the cost of operating and maintaining your house.

Building green just makes sense. You can learn more about building green at the Westchester Green blog (www.westchestergreen.org) or at the US Green Building Council’s website (www.usgbc.org).

Build in Phases

What’s on your wish list?

Most of us don’t have budgets to build everything wished for in one project. In order to achieve your dream home over time, ask your architect to develop a Master Plan.

At a schematic level, approach your project as if it would be built simultaneously. Have fun and include all the hopes, dreams, needs and desires found on your wish list. Once complete, your Master Plan can be reduced into smaller, less expensive phases, which may be developed and built as your budget permits.

Take one step at a time and develop each phase when you are financially ready. Don’t spend your money on construction drawings that will never get built. A Master Plan will prepare you well for the future, but as your family grows and your needs change, your plan will evolve. With each step, you will want to update your Master Plan to reflect your current budget and lifestyle.

It was only a few months ago when general contractors had a full slate. They had plenty of work and little incentive to bid tightly. That has changed. While the stock market continues its historic moves and the economy takes a breather, don’t miss this rare opportunity. Contractors are hungry. Home renovations prices are dropping. If you’re thinking about renovating, now is a very good time to build.



EFRAIN

Richard Warren asked:


I write this article with some real specific experience on dealing with contractors and their subs. I have, in the past 30 years, had built 3 homes and renovated probably 10. With each of these projects I learned more and more lessons and with each asked my friends and family just to take a gun and shoot me if I ever even spoke of doing either again. My last experience in having a home built ended in a major cost overrun which taught me the legal lesson of the difference between the words “will” and “should”. You see my iron clad contract which made all of the provisions I requested and guaranteed the finished price stated that the final price “SHOULD NOT EXCEED X $$”. $40,000 later I discovered it should have said, “WILL NOT EXCEED X $$”. The word “will” affirming the agreement while the word “should” infers some sense of a possibility of the price changing and changing it did ending in a final demand by the contractor for the aforementioned $40,000 before I could move into the home. While most home contractors out there are legitimate and do great work, the list of nightmare contractors is long and represents thousands of lost dollars and a myriad of disappointments. To avoid hiring the contractor from hell I offer the following advice:

1. Make plans

Before you begin your process of locating, interviewing, investigating and hiring a contractor you should have a completed set of plans for your project including detailed drawings and specifications. Without these plans in place you are asking a tradesman to bid on a nebulous non specific job and you are asking for trouble. A conscientious contractor will want not only a complete set of blueprints but also a sense of what homeowners want out of a project and what they plan to spend. Once these plans are in place, stick to them. Making changes to plans after work begins could lead to cost overruns and delays.

2. Get recommendations

Start with your friends, family and neighbors. Check with the national associations of the trade that you wish to hire for a list of members in your area, Angie’s List, which is an on going internet site which lists real personal recommendations and warnings in your specific area, and maybe check an individual business with the Better Business Bureau. I hesitate to mention the BBB because this is an organization of paid members which in some cases may also skew their results. In smaller areas you may also talk with a building inspector, who should know which contractors routinely meet code requirements and may be able to give you advice regarding code requirements. Visit your local building supply or hardware store, they know the local contractors and which ones have the best reputations. Although most of the big box stores do have professionals that either they recommend or that they can sell you the services of, remember they are being recommended because of an existing relationship with the store. The store is likely making a profit on your transaction and thus their opinion may be skewed. In some cases you may have recourse back to the store but make sure that is the case and be aware that this arrangement may cause your cost to be higher. I have heard many horror stories about the contractor who was hired through the retailer only to disappoint the customer and satisfaction only coming after considerable effort if at all.

3. Call your prospective Contractors

Now that you have a list of possible contractors, consider that you are an employer interviewing a prospective employee. Make calls to each of your prospects and ask them the questions that you feel are important to you which should include the following: •Do they take on projects of your size? •Are they willing to provide references from suppliers or banks? •Will they give you a list of previous clients? Remember, though, they are not going to give you names of dissatisfied customers so you are going to have to do some of your own research on their work. •How many other projects do they typically have going at the same time? •Do they maintain their own tradesmen or do they have to depend on subcontractors? If they have to use subs you may be put in a position of having to research their reputations as well. Sub contractors can be the weakest link in the chain of getting your project done and are the easiest excuse your contractor can use for a lack of progress or delays on your job. It is important, therefore, that the contractor have a good relationship with his subs and is good with his scheduling of those subs. These answers should give you an idea of the company’s availability, reliability, how much attention they’ll be able to give your project and how smoothly the work will go.

4. Invite them over to see your job

Once you have made these phone calls, pick three or four contractors to show them your proposed project, to obtain an estimate and for further discussion and questions. A contractor should be able to answer your questions satisfactorily and in a manner that puts you at ease. It’s important that you feel comfortable with the contractor you choose, that you communicate well and that you have a sense of trust. Remember this person and their crews will be in your home for hours at a time.

5. Build trust by verifying the facts

Call up former clients to find how their project went and ask if you can see the finished job. Ask if they know of other customers of this contractor so that you can find additional references that didn’t come from the contractor himself. You should ask to see a current job site and see for yourself how the contractor works. Is the job site neat and safe? Are workers courteous and careful with the homeowner’s property and is this homeowner happy, so far, with his results?

6. Demand proof of proper licensing and insurance

Make sure the contractor is licensed to do business in your state and that he has proper general liability and workers-compensation insurance. Learn the requirements in your state and verify that contractor is licensed.

7. Get bids

To compare bids, ask everyone to break down the cost of materials, labor, profit margins and other expenses. Generally materials account for 40 percent of the total cost; the rest covers overhead and the typical profit margin, which is 15 to 20 percent. Don’t let price be your guide. I believe, that as hard as it is to do, you should disregard the lowest bid especially if it is significantly lower than the others. A bid like this can usually point to a desperate contractor or a major mistake in his calculations. Even though you may have the law on your side to enforce this contract you still will be burdened with the legal costs and efforts to win and you may end up with a project left unfinished or poorly completed. These situations may be more frequent as a sign of our current unhealthy economy. Beyond technical competence, comfort should play an equal or greater role in your decision. The single most important factor in choosing a contractor is how well you and he communicate. All things being equal, it’s better to spend more and get someone you’re with whom you are comfortable.

8. Discuss and agree upon a payment schedule

Payment schedules can also speak to a contractor’s financial status and work ethic. If they want half the bid up front, they may have financial problems or be worried that you won’t pay the rest after you’ve seen the work. For large projects, a schedule usually starts with 10 percent at contract signing, three payments of 25 percent evenly spaced over the duration of the project and a check for the final 15 percent when you feel every item on the punch list has been completed. In no circumstances should you exceed an initial payment of 30% as a down payment and even then only upon the delivery and acceptance, by you, of the all of materials.

9. Put it in writing/Obtain a contract

Draw up a contract that details every step of the project: the payment schedule as above; proof of liability insurance and worker’s compensation, if a contractor does not have proper workers compensation insurance your home owners insurance or you personally may be held as liable; a start date and projected completion date; specific materials and products to be used; and a requirement that the contractor obtain lien releases (which protect you if he doesn’t pay his bills) from all subcontractors and suppliers. Insisting on a clear contract isn’t mistrust, it’s about insuring a successful project.

10. Pay by check or if possible by credit card

The use of a credit card gives you the leverage to charge back any disputed charges. If paying by check write it out to the contracting company rather than to an individual. Make final payments only when the work is completed to your satisfaction. A reputable contractor will not threaten you or pressure you to sign documents if the job is not finished properly.

Will these steps prevent problems? Yes. Is there still a chance that something will fall between the cracks and you will become the victim of a bad contractor? Yes. So practice vigilance. Be aware of what’s going on with your job and insist that problems be corrected as they happen. Don’t fall into a false sense of security and think that it will all be OK. Remember the first principle of “Murphy’s Law”….If any thing can go wrong, it will!!!



SANTOS

Mr.Andrew Caxton asked:


Sunroom contractors are the getaway to construct just the right kind of sunroom for your home. Whether you have just a corner to spare or a littered space to construct your sunroom. the sunroom contractors make things easy for you. They construct the sunroom in such a way that you can use it for your best purpose and needs. Consult with them to keep the budget limited to your pockets.

Adding a sunroom to your home can impart your surroundings a new elegance and sophisticated look. But to bring in that aesthetic feel in your sunroom. you need to contact a sunroom contractor who will shape and design the intricacies of sunroom construction. Sunroom contractors are everywhere but the key to the success of building a magnificent sunroom lies in your scouring for the right sunroom builder.

How To Find The Right Sunroom Contractor?

Look out for a contractor who will be able to provide you with an evaluation of what needs to be done and how much the construction will cost for you. A detailed estimate will help you to decide for the raw materials and the entire cost that will be involved in the sunroom construction. Make sure that you select a contractor who is licensed and insured and had been conducting his business for the past 5 years and can provide you with references for the other contractors who will provide you with the best raw materials.

There are many types of contractors ranging from kitchen remodeling experts to those who focus on constructing simple additions to the home. Get contractors who have the experience of working with zoning issues. including lot coverage and setback regulations. Since the sunrooms are aesthetic additions to small spaces in the home exteriors. so the contractors should know to make the most use of the small space. When you are contacting the sunroom company. remember to contact even the sub contractors like the foundation contractor. framing. electrical and drywall contractors.

When you are interviewing the contractors. you should ask their experiences in doing jobs that are similar to theirs. So you must choose a contractor who has the capacity to do multiple services on his own. Good contractors are quite proud of their reputation so you can make some additional enquiry by speaking to the previous customers that they have worked. When you are interviewing the sunroom contractors. make sure that you ask for their instant plans. It’s very important to know whether they are using standard sunroom designs or customizing the sunrooms to fit your needs. However. another factor you should look for is the material kinds that they are using for different sunrooms. These items include tempered glasses. security locks. full-screen windows. skylights. sliding doors. French doors and other specialty installations.

After such intense survey. you should visit the references of the contractors to know better about these contractors. Ask them whether the sunroom was completed in time. whether the material was durable or how he had been able to introduce his imagination on the sunrooms. If you are given a chance of scrutinizing the new building constructed by the specific sunroom contractor. then you should look after the following points. Notice whether the walls. floors. ceilings and doorways are even or not. whether the doors and windows are trim and properly installed or not. or whether any part of the constructions have any leakage problems or not. Once you complete your survey. you will definitely get a sunroom contractor who will be able to suit your needs.

Sunroom Contractors Near Houston

You can begin with a business as a sunroom contractor if you want to earn lucrative money profits. The business is very profitable because the sunrooms are built of superior products and there are constantly new products available in the market. so the sunrooms can be of highest quality. This will not only help you to earn money but also high-end reputation in the field of sunroom construction. To be special from other sunroom contractors. you can use state-of-the-art products like energy efficient glazing options. comfort glide shade systems. custom designed options and galaxy skylights. You can also enjoy the benefits of being an authorized contractor and belong to some reputable company. The benefits of such an option include no franchise fees. free training. shop drawings with very projects and architectural design assistances.

Sunroom contractor near Houston can be of great importance as they can build the best of all sunrooms. Whether you are dreaming to expand an unused corner of your home exteriors. or want to make proper utilization of the outside spaces in your garden. sunroom contractors can do it for you anytime. They have that wonderful skill that helps them to create spacious sunrooms without the high cost of traditional constructions. The sturdy structure of the sunrooms is made with custom-manufactured materials that are designed to complement the wonderful look of the home architecture. So when you want the best of all sunroom constructions. then you can approach the sunroom contractors near Houston who will create masterpieces in your home.

The exclusive quality of the sunroom products makes it the Cadillac of the industry. Now it’s your duty. you have to select a sunroom contractor who can add elegance to the exteriors of your home and make it an epitome of peace. luxury and comfort.



MILLARD

babygirlmjs16 asked:


I have a Contract and it specifically states this: This building is awarded for one year with the option to renew for 2 years. To be mutually agreed upon between the County and the Contractor what does this mean?

WILFRED