Dealing with bad contractors
I had heard many times prior to starting this adventure that finding good contractors was going to be the hardest part of the puzzle. I really did not put much stock in it until now.
I had to fire the contractor “Five Star Painting and Home Repair” from my job on Misty House. It has since, been a nightmare to include him (Eric Hood) and his subcontractor named Brian breaking into my house repeatedly. He not only broke into the house and stole materials but he stole our compound miter saw which made the occurence a felony which I plan to prosecute to the full extent of the law. I go back to thinking how things go wrong and thought that I would share a few tips I have learned:
1. Always have a contract stating exact terms of service
2. Never pay the contractor until they have finished the job. If this is not possible - use very specific milestones so if they decide to take the money you pay them and go on vacation, at least something is completed.
3. Always have a “know-it-all” around. Larry Dilts from Ladco, whom I have known since my first house sold has been a godsend. He keeps everyone around me honest and informs me when they are doing something wrong as I learn.
4. Never give them free access to any kind of money, always go to the store with them and know what you are buying. I have found many instances where I bought tons of excess material and was able to account for it at the end of the job. If your contractor does not have scruples he will load up the extra and take the money you spent for himself.
5. NEVER let someone work hourly. This leaves people standing around and getting nothing done. They do not care if your project gets done. The longer it drags on - the more money they get paid. Always do a gross sum contract stating the MAX you would pay for the job and sign a contract to ensure it does not exceed that unless some MAJOR UNFORSEEN addition needs to be made: IE: the clay pipe to your sewer connect is broken and must be repaired.
6. Get lien waivers from EVERY single sub on the job site. Do not leave this to the GC - get them yourself.
7. Get all phone numbers and last names of all subs on your job site. If something happens, you can at least have a record of who was on your property. I have no idea what “Brian’s” last name is and this guy was supposedly someone I was supposed to trust.
8. If something goes wrong, change all of the lockbox codes immediately.
9. File police reports ANYTIME something unusual happens. This creates a documented record or history when you end up in court.
10. Do background checks on who you hire. You will be astonished who you are rubbing arms with.
The good news is that I did find a good contractor named Jeff - whom works like no one I have ever seen. He is at the new house from 8am till 8 pm 6-7 days a week. He is planning on cutting over to finish Misty house so I can get it on the market. I am going to be posting some pictures for you of the amazing transformation of the second house in a few minutes - so check it out =)
Happy Rehabbing.
Tiffany
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