Seeking Advice

molly

Hi there,

I hope it's okay for me to post here -- I really need some advice and I'm not sure exactly where to turn, since I don't know any contractors personally and I'm not sure how to navigate a tough situation my parents are in.

Here's what's going on -- I'll try to keep it brief:

Earlier this year, my parents hired a contractor for what they thought was a minor problem with the wall of their brick home, which was built in 1887 in a historic neighborhood in NYC. The contractor told them it would probably cost $100,000 to fix it. He brought in an engineer, who told them that the mortar had lost its adhesiveness, and that an enormous section of the wall would need to be dismantled and replaced. The total bill from the contractor came to $638,000, although he said in a later conversation that it would probably add up to at least $700,000 by the time the job was done.

My parents don't have that kind of money, and at that point they said they would need a second opinion. The contractor got very upset. He said they were insulting him and that if they took the time to get a second opinion, his subcontractors would need to take other jobs, and then they might need to wait until the spring to do the job. He said waiting that long would be dangerous since the walls could collapse and the roof could fall in on them.



They got the second opinion anyway, and several other experts -- including an architect, an engineer and a home inspector -- have come in and examined the wall. What they all separately told my parents is that there is a problem that needs to be fixed, but it's nowhere near as huge a job as the first contractor and engineer said it would be, and while it needs attention soon, the walls are not in imminent danger.

The first contractor ripped out large sections of their ceilings and walls, and took apart part of the brick wall, leaving it open to the elements. He's also cut pieces from the facade of the building. My parents have also made some large initial payments which they now regret making. They've since found out that he's unlicensed, and apparently a license is required in NYC.

Can you help us figure out the answers to a few questions:

- First, the person they're now thinking of hiring to oversee the repair job is the home inspector, who is licensed by NY State. He would hire subcontractors who are licensed. The reason they're thinking of hiring him is that a friend hired him to oversee several building projects and said he did a great job. Does hiring a licensed home inspector sound like a safe way to go? Is there any reason not to do that? Is there a significant difference in terms of training, skill, etc.?

- How would you recommend finding a skilled, honest contractor or other expert to oversee this work? The first guy was recommended by a neighbor who had hired him for a small job, but obviously that didn't work out. They're not sure how they can know whether the home inspector is the right person for the job, or how to find someone else who would be.

- Also, I feel that once they have a plan, they should hire an engineer as a consultant -- someone they know is reliable, with no connection to anyone else working on the job, who can look over the plans and say, yes -- what you're doing is safe, and it's the right thing to do. Does that sound like a good idea to you? If so, how would you recommend finding a reliable engineer?

- Lastly, just in general, if you had family members who were in a situation like this, what would you advise them to do?

Again, I hope it's okay for me to post here -- if you've gotten to the bottom of this posting, I really do appreciate your patience and time, and I hope you might be able to offer a few words of advice.

Take care,
Molly

Floordude

You want us to hold your hand and tell you to cut your losses now.

Unlicensed, when a license is REQUIRED!!! Sounds like a scam artist. Someone got what they paid for... A big hassel and a lighter pocketbook. Did they even check references?

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troubleseeker

I believe the first thing I would do here is retain an attorney. Obviously your parents have made a couple of cardinal mistakes, like not having a clear contract with description of the work, advancing too much money for the work done, and ovbiously not knowing enough about the guy they hired to take on this sizeable job. I do not know the rules in NY, but even in states that allow handyman type workers or contractors doing small jobs to do so without a state license, the cost of this job exceeds the limit for this situation. As such, he obviously did not get a permit for the work, so there could be lots of legal ramifications involved, which may be on your parents side as far as the monies are concerned.

I know it is a shocker to hear amounts of money this big for the repair, but without lots more details, I will say only that it is possible for the project to actually end up that large. Houses of this age were usually built with little or no foundations by modern standards, and their methods of framing are drastically different from current practices. You will need an engineer to provide drawings for the building dept, and a properly licensed contractor. The building inspector's license is not the same as a contractors license.
The contractor should have experience working with old houses, as they have material properties and practices are once again much different than most modern standards. Since you mentioned the brick work, I will address it just as an example.

Bricks of old were very soft compared to modern, and were laid with a lime based morter, which also was very soft. Modern portland cement based morter is very hard, and if used by a mason unfamiliar with old work will damage the bricks.

I would contact a couple of the local historical societies, as they should have members who are probably familiar with qualified contractors for old house work. Good luck

Forry

Hi, Molly... Sorry for the rough break. Pretty soon, someone will come along and close this thread, they'll tell you why then. Your families lack of knowledge and experience in this matter will cost them dearly. Their best bet is to get a good lawyer now and hope for the best. The next step is to do some good research and find a reputable and experienced contractor who is an expert in general construction and masonry repair. That contractor should know or have the ability to find a qualified engineer to deal with the technical problems involved with fixing the problems. Good luck....

EasTnBldr

The suggestion of speaking to a local historical society asking for references of contractors they are familiar with doing such work is a great one. Lawyer up for sure. If anything goes to trial ... remind your parents that a calm, even tempered approach is the best thing they can do for their case. Emotions in such cases makes the homeowner come off as potentially blinded to the situation.

If time permits, ask for work references from any contractor you are considering. It never hurts to make a phone call to the homeowners of the projects they've done. Make it a MUST HAVE when selecting a professional that they have done the kind of work you need done. There are a lot of people out there that can talk theory and process but haven't gained the knowledge that comes from actually applying it to the job.

Insist upon copies of builders license, workers comp certificates, and most of all general liability insurance. Make sure they all say that that particular contractor has the credentials and the insurance backing to do the job. Call and verify any and all insurance certificates you are given ... make sure that policy is in place and current. If you are dealing with a high dollar job ... insist upon a surety bond for the project specifically. Ultimately you will pay for the bond to be taken out but it's a peace of mind worth paying for.