The BDN is exploring Maine’s housing disaster from each attainable angle, from the way it impacts residence costs, to what it means for Mainers throughout the state. Learn our ongoing protection right here and fill out this kind to inform us what you need to know.
Hiring dependable contractors and coping with their work afterward topped your responses after we requested what you needed to know in regards to the challenges of residence possession.
House upkeep is a prime concern amongst Mainers, who’ve the very best fee of homeownership within the Northeast at 73 p.c of houses within the state being owner-occupied. At the identical time, the housing increase has stretched out contractors’ schedules, making it tougher to get responses if the roof leaks or the furnace goes.
Jennie Gavin-Tremblay of Bangor discovered that out when she wanted a roof restore. Solely one of many 5 contractors she contacted responded. It took eight months to get a metallic roof leak mounted on the home she has lived in for six years. She nonetheless is having hassle discovering somebody to do different repairs on the home, together with reframing doorways and repairing the steps.
Steph Barrett of Belgrade has struggled to discover a contractor to interchange her failing septic system and at last discovered one. However with a value topping $22,000, she wonders tips on how to know if the brand new design is an efficient one for the house the place she has lived for 20 years. She additionally wonders if the value is just too costly and whether or not she is “getting hosed.”
Listed below are solutions to their questions and others we’ve fielded on the subject, starting from tips on how to seek for a contractor to tips on how to guarantee their work is sweet and what to do if it’s not.
How ought to I price range for upkeep and repairs as my residence ages?
House owners ought to put aside round 1 p.c to 4 p.c of their residence’s worth for annual upkeep and repairs, or from $3,000 to $12,000 for a house valued at $300,000, in keeping with insurance coverage firm State Farm.
Changing an asphalt roof can value as much as $11,000, and a furnace can run about $6,000.
It may be expensive to delay upkeep. A fixable drawback can flip into one thing unrepairable over time.
How can I discover a contractor?
Referrals from buddies, household and neighbors who know the work of the contractor they’re recommending are begin. When you want a roofer, and one is working in your neighborhood, have a look at their work and discuss to them.
You could possibly additionally ask a contractor you belief for a referral to a specialty contractor they know.
Teams on Fb and different social media platforms targeted in your city could possibly be a great way to fulfill contractors and get feedback from those that have used them. On-line assets like Angi can also supply names of contractors to your challenge.
What forms of questions ought to I ask a possible contractor?
Learn the way a few years they’ve been in enterprise, their everlasting enterprise location, proof of normal legal responsibility insurance coverage, skilled affiliations and proof of staff’ compensation insurance coverage for workers.
How do I do know if I’ll get my cash’s price?
Get estimates from no less than three contractors to get an thought of the value vary for the work. Additionally get references from a contractor and verify them. Doable references embrace buddies, household, suppliers, architects, residence inspectors, lenders and the present prospects.
Take into account asking to see examples of labor they’ve accomplished, particularly on large tasks. You can also verify the Higher Enterprise Bureau web site to search out its accredited contractors, go away a evaluate or file a criticism.
The Maine legal professional normal’s workplace maintains an inventory of residence contractors the state has sued efficiently for poor workmanship or failure to finish jobs.
What rights do I’ve as a client?
House contractors are usually not licensed by the state of Maine. The state licenses plumbers and electricians, who’re topic to disciplinary motion by their licensing boards. Web site evaluators that design septic programs should be licensed by the state, however septic system installers don’t need to be licensed.
The Maine House Development Contracts Act requires a written contract between the contractor and the home-owner or lessee with particular provisions when the development or restore contract tops $3,000.
That features any work that includes constructing, reworking or repairing a residence, together with electrical, plumbing and heating work, in addition to nonstructural work, resembling putting in carpets or window replacements.
The contract should restrict the down cost to not more than one-third of the entire value except each events conform to different phrases. The contract will need to have sure provisions together with the entire contract value, the estimated dates the work will start and finish and an outline of the work and supplies.
It should additionally embrace an categorical guarantee of fine workmanship. Any change within the work or supplies that alters the contract value should be said in a written change order signed by each events.
You also needs to get a contract for smaller jobs so that you and the contractor perceive the scope of the service to be supplied, the entire value and the cost phrases. You’ll find out extra about what constitutes a binding contract on the legal professional normal’s web site.
What if the contractor’s work was poor or they used faulty supplies?
This example will be sophisticated and shortly flip to finger-pointing. The proprietor might not just like the work. The contractor might say the proprietor is just too choosy.
The standard of the work is subjective and finest judged by a professional impartial contractor. That individual ought to give you a written report that features the work carried out, its worth and the fee to right it. Then write to your contractor detailing the issues and asking them to pay to your losses. You do not need to allow them to attempt to repair the work.
In case you are not glad with their response, you possibly can sue for damages.
What if the contractor merely doesn’t present up?
Ship them a letter saying you might be canceling the contract and wish your a refund. Give them as much as 30 days to reply. In the event that they don’t return the cash, you possibly can sue them.
What are my authorized choices?
A breach of contract happens if a carpenter fails to complete a job or a house owner can not make the whole cost, in keeping with the legal professional normal’s workplace. The treatments for the sufferer of a breach rely upon whether or not there are main or minor damages.
Seek the advice of a authorized consultant about your choices. You may submit a criticism on-line to the Maine legal professional normal’s workplace. Low-cost authorized providers are listed on this Maine judicial department web site.
The legal professional normal advises first complaining on to the enterprise. If that doesn’t work, attempt mediation. The workplace’s client mediation service is presently backed up, however you continue to can file a web-based criticism.
Different choices embrace the judicial department’s Mediation and Different Dispute Decision or the Maine Affiliation of Mediators.
You could possibly contemplate bringing a case your self in Small Claims Court docket however that’s restricted to judgments of $6,000 or much less.
How can I defend myself?
Verify together with your municipality to see if permits are required for the work and in case your work conforms to present codes.
Ask for written receipts so you possibly can show you paid for the providers you obtained.
Have your contractor present proof of up-t0-date normal legal responsibility insurance coverage and proof of staff’ compensation insurance coverage in case a employee is damage on the job.
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