Home Improvements (or repair)

[Psyloche]

So earlier this year I had a pipe burst in our kitchen and water damaged our entire middle and basement floors. State farm has finally sent it's adjuster out and we know how much they're giving us and I'm beginning my search for contractors to fix my house.

My problem is I have no idea how to begin searching for them. I typed a few searches out in Google and couldn't find any decent way to rate them, things to pay attention to or even a list of average prices for my area. Granted, I haven't given it enough time yet, but I figured maybe somebody here has done home projects or might have knowledge pointing me in the right direction.

For reference I'm in Centreville, VA (Northern VA) in a 12 year old Townhouse. I have no idea if any of that is helpful or relevant. The middle floor is all sealed/finished hardwood floor, along with the stairs to the basement. The basement itself was a uh, pergo laminate flooring? (The fake hardwood floor looking stuff) and a room that was carpeted. I'd like to stick to the same kind of layout with the middle floor/stairs as finished hardwood and carpet in the room in the basement, but I'm going back and forth whether I'll just do the entire basement in real hardwood flooring or stick with the laminate.

I'm going to keep looking myself for a decent way to sort through the pretty numerous amount of floor contractors in the area, just thought I might toss this out here to see if anyone had any general advice for this sort of thing. The entire experience is pretty humbling in how little I actually know about owning a house, while being a homeowner for about 3 years now. I'll be checking with my State Farm office to see if they have any preferred contractors as well.

I had no idea what forum to put this in.

[miir]

The two most important things to know when looking for a contractor.

Always get multiple quotes.
Always ask for references.



On top of that, ask lots of questions.
If possible, try to be onsite when the work is being done.
Don't tell them that you're going to be there or just stop by unannounced at random times.

A good floor guy will be able to give you better recomendations than anyone on this forum.


Do you know anyone that has gotten their floors redone recently?
Neighbours are also a good place to turn for region specific advice.

[valryte]

Best place to start is with family, friends and neighbors. See if any of them has had the remodeling that you are doing and gets some recommendations.

[Sylvus]

Not much help on your query, I chose my contractor by going with my realtor's recommendation.

But I did want to say that I've been toying with the idea of an "Around the House" type forum for this type of thing. I'll try to make it happen soon.

Insert "too many forums" comments here.

[Fash]

how about a 'too many connections' jab instead?

[Sylvus]

Yeah.. the problem with that is my network team at work. I only ever notice the problem when I'm here, and I can't get to anything other than port 80 on the box from here, so...


If i think about it, I'll take a look at it tonight.

[Psyloche]

Thanks for the tips/advice on how to go about checking with contractors etc. I'm probably going to be making some calls etc this weekend as soon as I sort out my renter who seems to think they are entitled to ~$720 because some books were damaged by the water.

Slight derail... apparently since I wouldn't commit insurance fraud and claim the books were mine, they think I should credit them the utility bills they owe me from Oct to now (they aren't late, I just kept forgetting to give them the actual number), which runs to about $720. $720 for maybe 15 books that she has failed to make a list of and give me actual values for. I had asked her 3 weeks ago to pull the books from the bookshelf to at least attempt to salvage some that might not have gotten that wet and let them dry as well as make a list of all books damaged and their values, which she has still failed to do. I actually wouldn't mind giving her some kind of credit, but fuck if she's not going to at least put some effort into it. We have a signed lease agreement that actually stated that we aren't responsible for her personal property and that it's up to HER to get Renter's Insurance, which she does not have.

[Truant]

We have a signed lease agreement that actually stated that we aren't responsible for her personal property and that it's up to HER to get Renter's Insurance, which she does not have.

Then you legally owe her nothing. If you want to offer her something, do so...if she has a problem with the amount of your offer, remind her that you don't have to give her anything.
I know that sounds harsh, but it sounds like she's trying to take advantage of you.

[Sabek]

But I did want to say that I've been toying with the idea of an "Around the House" type forum for this type of thing. I'll try to make it happen soon.

Insert "too many forums" comments here.

As soon as you make a home improvement forum people will stop doing home improvements just like the MMO forums.

[Aardor]

Anyone who rents an apartment and has items worth over $100 should get renters insurance. It's seriously less than $100 a year for a great amount of coverage.

It does sound like you owe her nothing.

*goes to Geico.com and finally orders renters insurance*

[Boogahz]

We have a signed lease agreement that actually stated that we aren't responsible for her personal property and that it's up to HER to get Renter's Insurance, which she does not have.

Then you legally owe her nothing. If you want to offer her something, do so...if she has a problem with the amount of your offer, remind her that you don't have to give her anything.
I know that sounds harsh, but it sounds like she's trying to take advantage of you.

I would be careful about offering anything, as that can be seen as accepting liability for her belongings. If the lease specifically states that there is no coverage, there is no coverage. Refer her to a few companies that offer Renter's Insurance.

[Kluden]

I had some water damage as well, and needed my bathroom ceiling replaced, plus the flooring. The insurance check wasn't enough to do both, so I just had someone do the ceiling. I picked random capenters in the yellow pages. I'm in Reston, VA, right up the road from you, so I'll tell you right now, it does NOT matter who you go with. They are ALL not real contractors. They are guys who have a van, some tools, and a home depot credit card. that's it. They will never be there when they say they will, they will never finish when they say they will, and you have to write up the contract, cause otherwise, they'll drag your job out forever...even though you haven't paid them a dime.

The only thing you have to make perfectly clear to them is this: "You (as in the contractor) will not be paid a dime until work is 100% completed to my (as in your) satisfaction." It is that easy. Trust me, I'm a PM for a commercial contractor.

There are of course some very good carpenters, flooring specialists, etc that are with one company. Well, you can use them, but I guarantee your insurance check won't cover the work. It may right now with the economy blowing donkey, but chances are high that adjuster has set rates that are never used in the area, hence the check is always short.

I have some high dollar contractors I will recommend to you if you want them. Here's the catch: If you plan on living in this home for a long time, then use the high dollar guys. If you plan on ditching your house as soon as the market recovers, then use "AAA Drywall", or whomever the first couple companies in the yellow book are. The real "work" isn't in the part you see, its in the "rough in" quality. Flooring is easy. Subflooring makes it last. Same with carpets. Drywall is in the mudwork, or the minimal amount possible.

If you see your carpenter breaking out huge tubs of plaster to make his work smooth...you're in trouble. If after he's done, you see him breaking out tubes of caulk...you're in trouble. A small amount of plaster, and bare minimal caulking is professional. Excessive use of those two things mean shitty job being covered up.

Last tip I can give: If you need to save as much money as possible on the work to be contracted out: do your own demo. Demo is easy. Friends will help when supplied with beer, pizza, and porno..maybe... Contractors charge a lot for demo for some reason...I haven't figured that out yet...but they do. Also, do your own electrical rough in if you feel up to it. That's just stapling romex cable along the studs to boxes that are mounted with nails...you really don't need an electrician to do that if you think you can. Just lie and say it was already done if someone asks.

P.S. Tenants suck You feel bad for them, cause you were there once...but at the same time, you hate them

[valryte]

But I did want to say that I've been toying with the idea of an "Around the House" type forum for this type of thing. I'll try to make it happen soon.

I seriously hope you're joking...

Psyloche, do you even live in the place or is it rented completely to a tenant? If its rented completely, then I would assume in your insurance you left out coverage for personal items (to keep your insurance costs lower). If you live there and you are renting the basement, then you probably have full coverage. In which case I don't think there is an issue for your insurance to cover it. If you have insurance, then it shouldn't matter who it belongs to. If its the case of a room mate renting, just check with your insurance. Now if you only have insurance for the structure, then definitely its the renters responsibility to get their own renters insurance. Do NOT offer to pay for anything or it could be used against you later on. Let it be a lesson learned on their part for not spending the couple hundred bucks it would have cost them for renters insurance.

[Psyloche]

Psyloche, do you even live in the place or is it rented completely to a tenant? If its rented completely, then I would assume in your insurance you left out coverage for personal items (to keep your insurance costs lower). If you live there and you are renting the basement, then you probably have full coverage. In which case I don't think there is an issue for your insurance to cover it. If you have insurance, then it shouldn't matter who it belongs to. If its the case of a room mate renting, just check with your insurance. Now if you only have insurance for the structure, then definitely its the renters responsibility to get their own renters insurance. Do NOT offer to pay for anything or it could be used against you later on. Let it be a lesson learned on their part for not spending the couple hundred bucks it would have cost them for renters insurance.

My wife and I live there, our roommate rents a room upstairs (completely undamaged). During the course of her living with us, she asked if she could store some items in the basement closets so she could save on Storage space, this is how some of her stuff got damaged. We let her do it, we didn't charge her anything additional for it. I have insurance, but it doesn't cover renter's personal property. We have a signed rental agreement that lists:

19. Tenant Insurance

No rights of storage are given by this Lease Agreement. The Tenant agrees to hold the Landlord harmless from any liability by reason of personal injury to any person and for property damage occurring on or about or connected with the Premises or resulting from the Tenant use thereof. The Tenant hereby acknowledges this and agrees to make no such claims for any losses or damages against the Landlord. The Tenant agrees to purchase Renter's Insurance at their own expense, sufficient to cover themselves and their property from damage or injury caused by fire, theft, burglary, and breakage, and electrical connections and hereby relieves the Landlord of all risks that may be insured thereunder. They acknowledge that if they fail to procure such insurance, it is their responsibility and they alone shall bear the consequences.

Anyway, I got an email from her today informing us that she's left a check for all the utilities on the counter and will be done moving out today, she's coming for a final walk through tomorrow. My first renter I was pretty much 100% business with her and never tried being a friend (except with her dog, her dog was awesome), it ended perfectly fine. Second renter was more doing a friend a favor not having a renter, it ended perfectly fine (I think, because we're still friends). Third (this) renter I tried walking that line between being friendly while keeping in mind we're renting the room because it makes sense financially, not because I needed a new friend, it ended awful. I think if we rent a room again, I'll stick to the first option.

[Sueven]

You're almost certainly right about your legal obligations, Psyloche, unless the pipe bursting was due to your negligence in maintaining the house, which I see no reason to think it would be.

I just wanted to say that I think these two things together are hilarious:

15 books that she has failed to make a list of and give me actual values for. I had asked her 3 weeks ago to pull the books from the bookshelf to at least attempt to salvage some that might not have gotten that wet and let them dry as well as make a list of all books damaged and their values, which she has still failed to do.

the utility bills they owe me from Oct to now (they aren't late, I just kept forgetting to give them the actual number)

You haven't given a total for utilities in like 5 months and you're angry that she hasn't calculated her damages in 3 weeks?

I don't mean this as a criticism, I think you're in the right, it's just funny.

[Psyloche]

the utility bills they owe me from Oct to now (they aren't late, I just kept forgetting to give them the actual number)

You haven't given a total for utilities in like 5 months and you're angry that she hasn't calculated her damages in 3 weeks?

I don't mean this as a criticism, I think you're in the right, it's just funny.

I see your point, but I have actually had the value for her utilities for the past months as soon as they happen. I have checked my bank statements almost daily for the last 3 years when somebody got a hold of my CC and charged up $3,000 and I caught it. I wouldn't ever ask to collect money on something without having solid proof of the values I'm asking. However in her case, she's basically demanding I wave an amount she didn't know the exact amount of until yesterday to cover expenses of some books that she's failed to account for. I felt like she was saying, "I owe you an amount of money, we should wipe that amount of money because my books cost another amount of money, neither amounts of money are known to me at this time. Deal?!"

Edit: If you're wondering how I forgot about $599 worth of utilities in 5 months... I got married Jan 30, the water damage happened Jan 18, and the wedding being held in Puerto Rico meant I had a lot more on my mind than $120 a month of utilities which I was quite sure my roommate would pay me for eventually.

[Sheryl]

i have some friends who had a new house built by an independent GC last year, so i've asked him for recommendations on who we should use for a couple of projects i've hired out for. i've also asked neighbors some questions because i bought in a historic neighborhood, so there are a lot of restoration projects that the GC couldn't help with. my realtor owns a home in the same neighborhood, so i've asked her some questions, too.

i've discovered that there's a lot to be said about word of mouth when it comes to having work done on your home. we found a kickass electrician by word of mouth. he's also a one man operation, and i would happily recommend him to anyone who asked. i just got a recommendation from a friend of a friend who recently had some gas plumbing installed by a one man operation, and they couldn't say enough great things about him. if he's reasonably priced i'm probably going to hire the guy.

on the other hand, i blindly hired some big name plumbing company to do a water plumbing repair just after moving in last fall, and they left a 10 foot section of cast iron pipe chillin in my crawlspace along with some of their other lunch trash and beer cans. they also charged me about 50% more than i probably should have been charged. i will say that the pipe seems to have been repaired though!

i think recommendations and references are crazy important. if you can find anyone who's had flooring work done by someone they can't stop raving about, that's probably the flooring installer you want to hire.