What to Know About: General Contractors »
Whether your home needs a complete renovation, or a room needs to be repaired, there are some things to know before you hire.
Whether your home needs a complete renovation, or a room needs to be repaired, there are some things to know before you hire.
Horrible Place!!! They put my Dad in the lock down alzheimer's unit. When my lawyer and I went to find out why, they called the police and tried to have me arrested!!! Fortunately I was with my attorney and he talked the cops out of it. My attorney was in total disbelief at the whole episode. My Dad was dead within 2 months. I think he willed himself to death. I'm so sorry Dad I couldn't get you out of there. Miss you everyday, Your daughter...
I have been renting the same house from T&J Property Management since October 2014. They have been responsive to every work order we've ever had to create over the last few years. Our water heater went out, and they promptly replaced it with a brand new one. The tiles began falling in one of our showers, and they promptly replaced the shower wall, and then replaced the tiles. The roof collapsed on our side porch, and they promptly got estimates and then had a roofing crew fix it. Our roof began leaking directly over our attic door in the garage, and again, roofers quickly assessed it, and then repaired it the next day. Our AC couldn't seem to keep the house cool and would never shut off, and they had an AC company contact us, and promptly repair it. (It's been cooling and shutting off properly for two years now.) And this past weekend, on Sunday 11/19/2017, T&J Property Management sent James out to replace our oven. (Our old one quit working and replacement parts are no longer available.) James & T&J Property Management really went above and beyond coming out on a Sunday, and making sure everything was just right with the installation of the new Samsung stove, so that we would have an oven, and be able to cook on Thanksgiving. We are very grateful for T&J Property Management, and highly recommend them to anyone looking to lease, or looking for great property management.
DO NOT RENT FROM THESE PEOPLE THEY WILL DO ANYTHING TO SCREW YOU OVER! TONY AND THIS COMPANY ARE A SHAM THEY ARE USELESS!!!! THEYRE A BUNCH OF RUDE INCONPETANT LIARS & THEIVES PRETTY MUCH SCUM OF THE EARTH. THE HOME WE RENTED FROM THEM WAS FORECLOSED ON AND FOR TWO MONTHS THEY KNEW AND TOOK OUR MONEY. WE PAID SIX MONTHS RENT AT A TIME AND EVERY MONTH RECIEVED EVICTION NOTICES THEY REFUSE TO FIX OR REPAIR THINGS. AND MAKE SURE EVERYTHING WORKS BEFORE YOU MOVE IN BECAUSE THEY DEFINITELY WONT TELL YOU. AND AT THE END OF ALL THE CRAP WE WENT THROUGH THEY ARE STEALING OUR DEPOSIT! I WILL LEAVE A REVIEW EVERYWHERE THEIR NAME IS TO WARN AS MANY PEOPLE AS I CAN TO RUN AS FAR AWAY AS YOU CAN. UNLESS YOU WANT TO DEAL WITH IDIOTS!
Hands down....this is the best place for Alzheimer's/Memory Care facility in OKC. Experience with 2 previous facilities.
We had no problems when renting from them but when we moved out they claimed we left the place filthy and even provided bogus pictures. That place was clean, we could have missed a little dust but there was no hair or filth on the toilets at all. If you rent from them be sure to take plenty of pictures to prove you left it clean before you turn in the key. You'll be glad you did.
D & S is amazing. Renting with them has been the best experience thus far. Anytime I have an issue my maintenance request is always taken care of as soon as possible. I was a bit worried when I saw the older reviews but I can see that it was obviously just unhappy people. They have made sure to take care of everything I've brought to their attention.
If I could give this company a zero I would. We lived in one of their Norman properties for almost 6 years. They do not respond to maintenance requests and/or phone calls or emails. Twice we had to pay to have our air conditioner fixed.Oh, and we also removed wallpaper in the dining room in order to repaint the walls, only to find black mold! We recently moved out and are due our deposit as well as our deposit for the garage door opener. When I turned in the house keys as well as the garage door remote, I spoke with both Cori and Candy in the office and both said the "check would be in the mail." Called today to ask about the deposit refund for the garage door remote, was told by Cori that this conversation never happened. (LIE. He has a man bun. Those are very memorable.) I then responded with I would have a talk with his supervisor to which Cori responded "Fanf^ckingtastic." Do not EVER rent from these people or let them rent your home for you. EVER.
Very good experience with professional staff who were very friendly. They helped with all our issues and I am very pleased with this company!
I wish I would have done my research on the company before my daughter signed a lease with them. Tiffany Sullivan is very rude on the phone and even hung up on my daughter when she had questions. They will nickel and dime you to death with "fees" and "fines". My daughter is a young college student and couldn't stay in the house because of all the fees. She paid her rent late ONE time (5 minutes after 5:00) and they charged her $125 late fee! When asked to waive the fees she was told that it was "against the law" to waive fees.
Run like hell! Do not rent from these people. The very definition of slumlord. A 19 & 21 year old couple moved in across the street from me with an adorable 11 month old baby and one on the way. It seems Babb and Company had purchased the home, a lady named Margie was either management or new owner. Well, turns out previous tenants were hoarders. The house inside and out was untenable. Inside the kitchen cabinets had been painted with a sprayer, white overspray covering most of the floor in the kitchen, the tile on dining room floor, was entirely broken in hundreds of pieces, a huge piece of wood was installed in the bathroom door and did not fit the door at all. Never seen anything like it in my life. The hoard was still in the back yard. I witnessed the young couple call her day after day to remove the hoard. The answer was always "tomorrow ". A guy did show up on two occasions but only took a few things along with the lock on their gate. The equivalent result was like getting rid of one thirty gallon trash can full of an amount that needs no less than ten truckloads or an entire roll off dumpster. I lit their hot water heater for them. It was all rusted out and immediately leaked. When they called it took several days to get someone out and the repairman handed them a bill from the property management for fixing a broken hot water tank that was broken before they moved in! Oh when they called to request help in lighting the water and heat pilot lights they were told they would be charged 50$ for each. The furnace also has a bad ignitor switch according to ONG guy who lit their pilot light on the heater for free! As soon as I finished with this comment my next move is to post to as many media contacts as possible. I've already put in a call to the city of Midwest city code enforcement and I'm also going to register a complaint with the better business bureau. Shame on you Slumlord Babb. $625 a month for unlivable conditions.
There has perhaps never been a better tool for do-it-yourself home handymen than the internet. With detailed instructions and videos explaining how to perform a number of common maintenance and renovation tasks around a house, an untrained homeowner might be surprised at how much he or she can accomplish with a quick search online. But even with all of this information, there are still many jobs that lie far outside the scope of most DIY enthusiasts. General contractors are there to fill in this gap.
A general contractor specializes in seeing a home remodel or repair project through from start to finish. To do this, the contractor works with the client - whether they are a homeowner or business - to nail down the scope of the work. Then he or she will turn to one or more subcontractors for specific tasks, like equipment operation, design, electrical work or whatever else is needed.
In essence, general contractors could be thought of as middlemen between a homeowner or business owner and any number of specialists. To get their money's worth, many assume they should just "cut out the middleman" and hire specialists directly, but this often proves more difficult in practice. General contractors won't be completing an entire project by themselves, but should have a long list of dependable experts who can work together and accomplish any task. They might also serve as the manager on the site of a construction project, overseeing workers and providing guidance and assistance when needed. For larger projects, though, the contractor might only handle administrative matters and employ a foreman or other professional for on-site supervision.
There are many general contractors who also specialize in certain tasks themselves. There is usually at least one general contractor on hand to organize the construction of an entire home, for example. But general contractors could also help a homeowner add an additional bedroom, build an in-ground pool or complete a major landscaping project. They could also work with a business to add or improve office space, whether that means making more room or converting a commercial building from a nail salon to a restaurant. Basically, if it's a job that involves building or repairing, a general contractor probably knows how to get it done.
No matter what the exact job may be, a contractor will probably need to accomplish several other essential tasks in pursuit of the ultimate goal, which may include:
Every general contractor performing any kind of work on a project must be licensed to do so in their state. The guidelines for the specifics on licensing vary from state to state. Some states might only require registration of contractors, which is different from licensing. Registration typically means that there must be a written record of what work is being performed and by whom, but it does not guarantee professional knowledge. Licensing, on the other hand, involves an examination process to assess professional competence.
Whether your state requires licensing or registration of contractors, there should be a record of most professionals willing to complete certain projects in your area. Check your state or county website for more information. In states that require licensing, every licensed contractor's contact information is available online or from another public source.
Not every project needs to be completed by a licensed or registered contractor. If it's just a minor job that won't take more than a day or two, and will cost less than a few hundred dollars, it's likely not necessary to find a licensed or registered contractor. However, anything bigger or more expensive, or a project involving plumbing or electrical work, needs to be completed by a licensed or registered professional.
General contractors also must be covered by an insurance policy. This should include liability coverage for any property damage that could be inflicted in the course of a job. It should also include a worker's compensation policy in case anyone is injured on the job. Before hiring a contractor for anything, ask for written proof of this insurance to see exactly what is covered.
A number of trade associations for contractors in the U.S. exist. Some of the biggest include:
Most trade associations for general contractors will provide references for anyone looking to hire a contractor for a specific project. They may also provide a number of benefits for their members, including assistance with licensing, training, insurance and business development.
No matter what you need accomplished, you want to choose a contractor who can get the job done right at a reasonable price. Obviously, this is easier said than done, but there are a few steps you can take to ensure you find a trustworthy general contractor.
The first, and perhaps most reliable, way to find a general contractor is to ask friends and family members for a recommendation. If you know anyone who has had major work done on their home, particularly if it's a similar job, ask them who they hired and if they were pleased with the result. You could also ask neighbors about who they've hired if you notice work being done on their house. Many remodeling contractors post signs in front of homes to advertise their services. As a general rule, it's rarely a good idea to hire a contractor who solicits work by going door to door.
If you are considering hiring a contractor without a personal recommendation, ask the contractor for references from past clients, and do as much background research on them as possible. Look for any complaints (or compliments) online to get a better idea of their track record. There are a number of websites specializing in connecting contractors with people or businesses who need work done. These sites may also allow past clients to submit their own reviews of the contractor.
Before hiring a contractor, make sure you are both in agreement on the project's budget. It's normal for most contractors to charge clients a premium not only for the labor expenses and zoning expertise, but for acquiring the materials as well. Be as clear and concise as possible regarding what you'll be purchasing yourself and what you will be paying the contractor to complete. Homeowners may be able to find a better deal on raw materials when they purchase these directly, but they first need to be sure they aren't buying the wrong things.
Don't forget to discuss how the project will be finalized and what will be done about cleanup. Plans for how the work site will be cleaned at the end of each day as well as at the conclusion of work need to be put in writing. An experienced general contractor should make every effort to keep the workspace clean and prevent dirtying or damaging any other area. Even so, talk with the contractor about the daily schedule, the logistics of transporting workers and equipment, and how cleanup will be handled.
As previously mentioned, you need to make sure to follow any state and local regulations regarding construction work, which includes hiring a licensed or registered general contractor. Ask the contractor for proof of their certification before signing anything, as well as their proof of insurance. You should also check your homeowners insurance policy to see if they offer coverage for contracted work. You may want to call your insurance provider and ask for more details on what your plan will and won't cover.
Perhaps the best way to feel safe about a contractor and the work being done is to hire a contractor you trust. This is why relying on personal references from friends and family is so important, and will often provide a great deal of peace of mind. If you aren't able to obtain a reference, work to conduct extensive research on the contractor as well as the work you are hiring them to perform. This should bring everyone's expectations into alignment and result in a safe work environment.
Before any money changes hands, there should be a contract to sign. Make sure the specifics of the work to be done and all costs are listed in the contract, right down to the most precise details. If you forget to have something included in the contract after signing it, there's rarely a chance of recourse.
Once the specifics of the job are nailed down, be sure to discuss the payment schedule with the contractor. This is important because paying too much up front offers the homeowner minimal leverage if the quality of work does not meet expectations or contractual specifications. Try to establish a reasonable pay schedule with the contractor, such as paying 10 percent of the total cost for each 10 percent of the work that is completed. It's a good idea to include this payment plan in the contract as well.
Finally, look into getting a lien release signed before work begins. If there is ever a dispute regarding payment over the course of the project, a contractor or subcontractor could place a payment claim, or lien, on your property. This can trigger a long legal process that may be frustrating. To avoid this, ask the contractor to sign a lien release, which is a legal agreement that states that any payment accepted is final. This can come in handy if a contractor has his or her own payment issues with their subcontractors. Signing a lien release form certifies that any payment made by a client to the contractor is enough to pay for any goods or services rendered. A lien dispute could also be prevented by performing due diligence prior to picking a contractor, as any contractor with good credit and a long track record of satisfied clients should have no trouble paying for materials and labor once all contract conditions have been met.
Once work is underway, it's never a bad idea to check up on the progress of the job, either by staying in touch with the contractor over the phone or visiting the site in person. If you work with a trustworthy professional, it's probably best to keep your distance and allow everyone to stay busy. If you want to keep an eye on things, make sure workers wear the right safety gear and that everything looks to be moving along according to schedule. Finally, once work is finished and you are satisfied, be sure to thank your contractor and tell friends or family members about your experience.