I can’t give any recommendations but I can give you some seriously hard earned advice. I am legally bound not to mention the contractors we worked with in the past.
Do your due dilligence – and then dig even further. This includes:
– Look up the license on the cslb website. https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/checklicense.aspx
Red flags include: any lapses in the license. If the license is suspended. If there is a complaint filed against the license. Trust me when I say it has to be pretty bad for a complaint to actually show on the CSLB website.
– From the cslb website – look at the bonding history. If there are any gaps in the bonding history it means they probably had a bond company pay out. Especially if there is a mid-term change in bonding companies. This is a red flag. Bond companies don’t like paying out.
– Look to see if there are any disciplinary bonds. This *can* work in your favor, as far as protection, if your total job is less than the standard $12.5K bond and the supplemental disciplinary bond.
– Check the contractor with the court system. If you’re here in San Diego county the website is: http://www.sdcourt.ca.gov/portal/page?_pageid=55,1056871&_dad=portal&_schema=PORTAL
click on party name search. Check for civil cases under both the company name and the primary persons name. If there are lawsuits – consider contacting the opposing party to get their side of the story. We wish we did this with the first contractor. We did do this with our second contractor and the opposing party actually was *favorable* to the contractor they were suing.
– Ask for references. Call the references. Ask to SEE the work. Some contractors represent that they’ve done certain work – even if they haven’t… they have friends lie for them. Ask questions about how timely the contractor was, was he onsite, supervising or a fly by contractor. Did they leave the jobsite messy?
And finally – DO NOT PAY IN ADVANCE. The law says the contractor can only get $1000 or 10% – whichever is less – at the beginning of the job. Subsequent payments should be at COMPLETION of milestones. Makes sure some money is (up to 20%) is held back for the final payment. Final payment should not be given till all inspections are completed and signed off, occupancy granted, etc.
Make sure your contract lays out specific payment milestones. The more wiggle room or vagueness, the bigger the potential for the contractor to get ahead in payments. Do NOT let this happen to you.
If the job is big – consider paying more to have the contractor purchase a full bond. If it is too hard for the contractor to get the full bond, that is also a red flag – a good, reliable, contractor will have good credit and no flags on their bonding history and should be able to purchase a job specific bond. My husband has clients that use the same contractors every time (so there is history and trust) but STILL insist on full bonds. It eliminates issues.
I’m trying to think of any other things I’ve learned… but those are the big things.
I know I sound paranoid… but this is based on actual expensive/hard learned lessons. If the contractor is honest, above board, etc, they will not have any issue with any of the above.
