My wife and I (Alexandria, VA) have plans (from architect) for an addition to our home. We’ve been interviewing builders for the past year and have heard prices all over the map-from > $400.000 to our most recent price of < $200.000.
Most builders just ignore our project and have dismissed it as “small.” (There’s some big building going, many houses sell for prices with a “point” in them around here.
This guy came recommended from a friend. His references appear to check out, and his projects look as large, or larger than ours. He seems to know his stuff. Our plans call for Pella windows, Hardi-plank, etc. and he has no issues.
He’s insured, but carries no Class A license.
So, what are the pros/cons of hiring such a contractor. Well, I guess we know the pros-his price is the most affordable. And, he had good references and appears to do nice work as well. His clients speak very highly of him. I sense that he’s a smaller guy, looking to build up a client base of better, larger projects.
I should also note that part of his lower price factors in me doing interior painting, moldings, crown, etc. No landscaping, etc.
Is this bad news? Or perhaps, could we have found a smaller, less-overhead option than some of the bigger firms who think our job is small potatoes?
Thanks in advance for your time.
Replies
Do you mean that he's not a licensed contractor? Is that required in your state?
in california the class A license is for general engineering (bridges, roads, major pipelines etc) as opposed to a B which is general building(general contractor for a residence or light commercial).
the definitions of what each classification can do get more and more complicated with each revision, we just had another revision a short time ago.
maybe where you are in virginia it is different, but if the person has a license and insurance to contract for improvements to your house legally, and you are comfortable with him i would say go right ahead.
even if he is bending the letter of the law slightly by performing out of his "classification" i fail to see how that could hurt you if worst comes to worst, and it ends up in court, which is why we bother to get these darn licenses anyway (contractors), so we have a leg to stand on in front of the judge.
as a contractor, this leverage should be used gently to get people to pay what was agreed to so it doesn't end up in court, and your guy just seems to have slightly less leverage, if performing somewhat out of classification.
AFletch,
I lived in Fredericksburg for a little while so I am familiar with the licensing requirements in VA. Class A licenses, in my opinion are essential for someone taking on projects that are as big as you describe. I never had to deal with the law, but I think you would have difficulty working with this contractor. Since you project is over $70k, than he basically is working out of his league. If you have a dispute with the contractor, or something worse happens (roofer falls and is killed) I think you would be in a very bad position.
I would be curious why he doesn't have a class A. Does he have a B or C? Next time you talk with him ask him why he does not pursue the Class A. I can think of two reasons. Financial solvency and time constraints. I believe you have to be bonded to get a Class A, and since he's just starting out that could be a problem. This doesn't mean he is having financial difficulties, but it does bring up some questions. As for the second reason, since you said he is new he might just not have gotten around to it (not a great reason), or he is waiting for the state to process his application. A contractor friend of mine had to wait over one year to get his Class B, as the state kept losing the application, misfiling it, misreading the information, etc.
The bottom line is you need to get to the bottom of it. If you ask him he will either have a good reason why he doesn't have it, or a bad one. Or a lie. Use you best judgement.
Jon Blakemore