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Nailing down a dependable contractor

By NANCY PARADIS
Published May 13, 2006

This is the first in a series of "clip-and-save" columns to help consumers make informed decisions and avoid becoming the victim of a scam.

Ask any homeowner: Having work done to your home, from simple repairs to major projects, can be frustrating and costly. The best way to make the experience as painless as possible is to do your homework first and shop around before hiring a contractor or signing a contract.

With help from the Pinellas County Construction Licensing Board, Pinellas County Justice and Consumer Services, Department of Business and Professional Regulation, and Hillsborough County Consumer Protection, here are Action's tips on hiring a contractor.

Though Florida has many honest, capable contractors, it also has some who are not and, unfortunately, their victims are often the elderly and those least able to afford costly mistakes.

The experts say that following these guidelines can help you tell the good guys from the bad:

n Get recommendations from your family, friends, neighbors and co-workers. Ask for and check references, and do not be pressured into making a quick decision.

n Make sure that contracts and business cards include a physical address, phone number and contractor license number. Be wary of dealing with anyone who solicits work at your door, especially if they offer to do work inexpensively because they have materials "left over" from a job. Likewise, be wary of offers for free work or jobs at reduced prices; they are often just a way to get in your door and pressure you to have additional high-priced work done.

n Check with your local building department or licensing board for licensing requirements, and make sure that any contractor you hire is licensed to do the kind of work to be performed. Remember that not all counties have licensing boards and not all counties license the same trades. Ask whether the contractor or company has a pattern of unresolved complaints. Call the Citrus County Building Division, license inspector, (352) 527-5349; the Hernando County Development Department, contractor licensing, (352) 754-4109; the Hillsborough County Development Services Division, (813) 635-7308, (813) 635-7309, (813) 635-7300 or (813) 635-7312; Pasco County Building Development, contractor licensing, (727) 847-8009; or the Pinellas County Construction Licensing Board, (727) 536-4720.

Even better than calling, however, is to look at the contractor's file. That way you can get the details of complaints that have been filed and the way the complaints were handled. You also can check courthouse records for lawsuits that may have been filed.

n Check the complaint history of the contractor or company with the area office of the Department of Business and Professional Regulation at (813) 554-2229 in Tampa. Also check with your local consumer protection agency: Hillsborough County Consumer Protection Agency, (813) 903-3430; Pasco County Consumer Affairs, (727) 847-8106; Pinellas County Justice and Consumer Services, (727) 464-6200. Also check with the Better Business Bureau of West Florida at (727) 535-5522 in Clearwater (www.bbbwestflorida.org).

n Ask to see the contractor's license. Licenses awarded by the state or county come with a wallet card. Ask for additional identification if necessary. Make sure the license is current. By law, the license number must be displayed on the contractor's vehicle, business card and contract.

Bay area building associations can also be good sources of information. These are: Tampa Bay Builders Association, (813) 873-1000; Pasco Building Association, (727) 375-8922; Citrus County Builders Association, (352) 746-9028; Hernando Builders Association, (352) 596-1114; and Home Builders Association of Manatee County, (941) 749-7035.

n Avoid contractors who ask you to get permits. You are responsible for code violations if you pull permits for unlicensed contractors. Plus, you may be prosecuted and fined for aiding and abetting an unlicensed activity. Avoid contractors who tell you that permits are not required for major repairs.

Because an unlicensed contractor may not have workers' compensation and liability insurance, and because homeowner insurance policies do not generally include this kind of coverage, a worker can sue you if he is hurt on your job.

n Find out under whose name the company is licensed. A licensed contractor is permitted by law to qualify additional businesses. Licensed contractors do not always supervise the work of the companies they qualify.

n Find out how long the company has been in business under its current name at its current address and whether the business owner has declared bankruptcy under a different name. Contractors have been known to file for bankruptcy under one company name, reopen for business under another and claim that they are not responsible for complaints filed against the old company because it no longer exists.

n Check with building supply retailers. They may know how long a contractor has been in business and whether he has a reputation for using quality supplies and paying his bills on time.

n Remember that cheapest is not always best, particularly in construction. Lower bids can indicate failing to pull permits, cutting corners on work force and materials, ignoring follow-up work and failing to have workers' compensation insurance.

n Ask for a detailed written estimate that includes material specifications, how long the job will take and the total cost. Get more than one bid.

n Read and understand the contract. Make sure it includes name, address and professional license number; all work to be done; approximate starting and completion dates; warranties for labor and material; and terms of payment. Check for nonrefundable deposits or non-escrow accounts. If subcontractors are working on your job, be sure they are licensed properly.

If the work is the result of an insurance claim, ask your agent or adjuster to review it. Always check the license of any contractor recommended by your insurance company.

If the work is large (home construction or remodeling), invest the money to have an attorney review the contract before you sign it. Get more than one estimate.

n Never sign a blank contract or one with blank spaces.

n Insist on a certificate of insurance, which should be provided for free. It should include the following: names and addresses of the insurance carrier, the insurance agency, the contractor and yourself; liability and workers' compensation limits; and expiration date. Also, the issuing agency should promise to notify the homeowner (you) if the policy is canceled within the next 30 days.

n Make sure that all necessary permits have been pulled.

n Do not provide large deposits before the work begins. Do not pay the contractor in full until you are satisfied with the work. According to Pinellas County Justice and Consumer Protection Services, over the past several years there has been an increase in the number of consumers who pay contractors and never see them, or their money, again. If a permit was pulled, make sure the work is inspected and approved by the issuing authority and that it meets all building codes, and get a contractor's affidavit indicating that all subcontractors and material suppliers have been paid before making final payment.

n Ask your contractor for a legal "Release of Lien" for the subcontractors and suppliers. Do not pay cash.

n If you are happy with a company, let everyone know. If not, send a written complaint to: DBPR Customer Contact Center, 1940 N Monroe St., Tallahassee, FL 32399-1027. To report unlicensed activity to the department, call toll-free 1-866-532-1440. Also contact your consumer protection office, local building officials and licensing board and the Better Business Bureau. Also contact your consumer protection office, local building officials and licensing board and the Better Business Bureau.

n If the work was made necessary by a disaster such as a hurricane, remember that it is unlawful in Florida to charge exorbitant prices for essential items, including food, ice, generators and lumber once a disaster has been declared. It is a third-degree felony to contract without a license during a state of emergency.

Action solves problems and gets answers for you. If you have a question, or your own attempts to resolve a consumer complaint have failed, write Times Action, P.O. Box 1121, St. Petersburg, FL 33731, or call your Action number, (727) 893-8171, or, outside of Pinellas, toll-free 1-800-333-7505, ext. 8171, to leave a recorded request.

Requests will be accepted only by mail or voice mail; calls cannot be returned. We will not be responsible for personal documents, so send photocopies. If your complaint concerns merchandise ordered by mail, we need copies of both sides of your canceled check.

We may require additional information or prefer to reply by mail; therefore, readers must provide a full mailing address, including ZIP code. Names of letter writers will not be omitted except in unusual circumstances. Letters may be edited for length and clarity.

[Last modified May 13, 2006, 08:12:45]