Stories about seniors being swindled on a home improvement project are just too much. 'It makes us furious when we see some of the things happening to homeowners,' say Lakewood building inspectors. 'And, much of it could be avoided if they just called the city planning department to get them pointed in the right direction.'

'Recently, a contractor got $30,000 out of an elderly woman’s life savings, and all he did was texture coat her house,' says one inpector. 'Or, someone's wall heater will go out, and they'll call a crook who will charge them $5,000 to replace it. It 's a job that should cost far less. These scams are avoidable, if people will take the time before they hire a contractor to check them out." Inspectors want to spread the word to Lakewood residents that they can help make home improvement projects safe, legal, and relatively worry-free.

Their job is:

·       To help insure that home improvements are attractive and fit well within their neighborhoods.

·       To maintain property values and our quality of life.

·       To help homeowners get their projects done correctly, saving money and time.

·       To ensure that the home improvement projects are high quality and long-lasting.

·       To protect the safety of your family and neighbors

Some jobs needing inspection

In Lakewood, building permits are required before most construction or remodeling jobs begin. Lakewood residents should contact the Community Development Department at city hall before starting these projects:

Patio covers Paving New block New wood siding Sprinkler systems Spas

Air filtration systems Dishwashers Electrical changes Room additions Landscaping New fences

New windows/trim Swimming pools Air conditioners Water heaters Plumbing changes Covering chicken wire with stucco

"Unfortunately, some people are reluctant to get a building permit because they mistakenly think they'll be delayed or fined for something," Lampe explains. "We only want to make sure people get their home improvement projects done right the first time. It saves them from having to spend even more time and money to fix or replace someone else's shoddy work."

The Building Permit Process

Call or visit the Building Section of the Community Development Department at Lakewood City Hall. Del’s team of inspectors and the staff of the Planning Section will be happy to discuss your home improvement project, review code requirements for building permits, and begin the permitting process. For more information, call 866-9771, extension 2350. Or, you may use our online forms to email your questions.

You can also find out more about the home improvement process by calling CityLine at 925-4357 to hear recorded messages about building permits (press 431); the Contractors State License Board (press 804), building inspections (press 430), swimming pool fences (press 438) and other fence regulations (press 432).

11 steps to do your home improvement job right:

1. Pick up a building permit application from the Community Development Department at city hall. The packet will include requirements for your project and a sample of the plot plan you'll need to prepare.

2. Turn in your application, along with your completed plot plan, at the Community Development Department.

3. Planning staff will review your application and plot plan and either approve them or suggest needed changes.

4. To obtain a permit, take your approved plans to the Building and Safety Counter at city hall.

5. Fill out a building permit application form and leave your plans with the Building and Safety Department for review.

6. A building engineer will carefully review your plans to make sure your project meets all safety codes.

7. With the engineer's approval, you'll receive a building permit and an Inspection Record Card to post at your job site.

8. Start your project and be sure to keep it moving. Your building permit will expire if work is stopped for more than one year.

9. Call regularly to schedule inspections by a building inspector, who will sign your card after each visit to confirm that your project meets all safety codes.

10. When your project is done, request a final inspection from the building inspector.

11. You'll receive a permanent building permit to keep on file as proof that you've done the job right.

How to find and hire a good contractor

If you've already decided upon your home improvement project, you need to do some homework yourself to make sure you hire a reliable contractor.

The first step is to stop by city hall and pick up a free copy of "What You Should Know Before You Hire a Contractor." Produced by the State of California Contractor's State License Board, this 34-page publication is probably the best guide to the "dos and don'ts" and legal considerations of hiring a contractor. Then, check out the links below.

It is far better to find out as much as you can about a contractor BEFORE you give them a large chunk of your money and let them tear open your home. Reputable contractors welcome such scrutiny. They wish everyone would investigate before hiring...then they would get more business and the low-bidding, unlicensed, uninsured, smooth-talking, fly-by-night contractors would be out of luck.

Here are a few rules you should follow when hiring any contractor to perform work. These rules are designed to protect you and your contractor from any misunderstandings. (These rules are used with permission of The League of California Homeowners, a non-profit, public benefit consumer information organization.)

1. References and Bids: Depend upon references when selecting. Ask friends, neighbors, relatives, and co-workers for references. Ask for references from the hardware or building supply store. Talk to a Realtor. Do NOT depend upon the Yellow Pages. That is a phone directory, not a referral source! Always interview as many contractor's as possible (a minimum of three is recommended). You'll also want to get bids from several contractors. Check their references from people they worked with in the past.

Remember - The three most important references a contractor can provide are a current client and the two most recent clients for whom they have performed work. (Even good contractors can find themselves in financial trouble. You don't want them to use money from your job to pay the bills from their last job.)

Here are some questions to use when interviewing the contractor's references:

Was the job started on time?

Was the job finished on time?

Were there any surprises during the job?

Was the job completed for the pre-agreed upon price?

Did you find it easy to get in contact with the contractor while work was in progress?

If you had to do it all over again, would you hire the same contractor?

How did you handle changes to the original contract?

Do not be afraid of asking a prospective contractor for several vendor references, too. Make sure you actually call the vendors and ask about the contractor's credit history with them. Good contractors have good credit and are proud of it!

2. Insurance: Your contractor should have two types of insurance in order to protect you while the work is being performed on your property:

General Liability Insurance - This covers any accidental damage or injury that could occur on your property during the job. Your homeowners insurance will not suffice.

Workers compensation insurance - This covers possible work-related injuries at the job site...which in this case is your home. California requires all employers, except sole operators, to have this type of insurance. When working with a "sole operator," there are very specific rules which apply for your protection. You may contact the CSLB to get information about such rules.

3. Written Contracts: Insist on a written contract that specifies brands, manufacturer's model numbers and all specifications which apply. The contract should indicate the planned date of completion and include an agreement for the contractor and any sub-contractors to clean up after the project is finished. Any special conditions you want should be included...after all, you're the boss!

4. Contractor Payments: Be certain the contract includes a schedule of payments for the complete job. Arrange contractor payments so the down payment, if any, does NOT exceed $1,000 or 10% of the contract, whichever is less (Cal. Bus. & Prof. Code, Section 7159). Only pay for work that has been performed. NEVER pay in advance for materials or work. (Good contractors have good credit and can get their supplies.) Remember, the payment schedule in your contract must be spelled out in dollars and cents - not percentages of the job!!

5. Subcontractors & Suppliers: Do not make a final payment until you have seen written receipts for bills paid by the contractor, or written waivers providing he/she has paid for materials and labor on the completed job. Even if you have paid your general contractor in accordance with the contract, if he/she fails to pay an subcontractor or supplier, you may remain responsible to those who perform work or supplied materials for your project. You bear the risk of having a Mechanic's Lien filed against your home, if you have received preliminary notice from any subcontractor or supplier.

6. Contract Changes: Once you have signed a contract, make sure ALL contract changes are in writing and signed by you and the contractor. NEVER rely upon verbal change order agreements.

Conclusion

Hiring a contractor is as simple as A-B-C . . .

Always Background Check!

If you practice Home Improvement; Lakewood Style, you will most likely enhance the value of your home and avoid any home remodeling nightmares.

The City of Lakewood staff is here to assist and support you. It starts with a phone call from you.

Useful Links

California Contractors State License Board 

You can check a contractor's license status, learn how to file a complaint, order publications, and review the latest construction-related laws and pending legislation. You can also get much of the same information on CSLB's Automated Phone Response System, which is toll free and accessible twenty-four hours a day by calling (800) 321-2752. If you need to speak to a live person, it's best to contact CSLB's Long Beach office at (562) 590-5331.

The League of California Homeowners  

The League is an independent, nonprofit, consumer information and assistance organization. The League provides a free list of contractors on their Web site. All have passed an extensive background check required by a major southern California utility. Most are in Los Angeles and Orange counties, plus some from Ventura, San Bernardino and Riverside counties. (I suggest you call the League's office to get the most recent list, since many new approved contractors are added between site updates.)

The League can provide consumers a background report in forty-eight hours for $50 per report on any licensed California contractor of any trade (roofer, landscaper, swimming pool, painter, electrical, etc.). There's peace of mind in knowing before you sign a contract with some guy who is about to dismantle part of your home that he's not had a bankruptcy, multiple lawsuits or stiffed his suppliers.

Tim Carter's "Ask The Builder" 

The author is a nationally syndicated newspaper columnist based in Cincinnati with an award-winning website. You can search Carter's library of 1,000+ columns for answers to your particular home improvement questions. Or you can access columns by topics. Carter's answers to readers' questions are funny, informative and nontechnical.

Hometime

The homepage for the popular public broadcasting series is an impressive resource. One can find a surprising amount of useful information and guidance gleaned from the Hometime videos without having to purchase anything. Visit the Hometime site to research how difficult your fix-up project really is, then decide whether you need the help of a Hometime video or a contractor.

National Association of the Remodeling Industry  

NARI is one of the largest national trade associations for remodeling contractors and associated suppliers and services. If your fill out their on-screen mailing form NARI will send you their free magazine, "The Master Plan for Professional Home Remodeling." You can also find the NARI contractors nearest you by zip code and review the entire roster of the nearest chapter.

Bob Vila's "Ultimate Home Site"  

As "guru of the caulk gun crowd," Vila offers some lively topics worth checking out. Some recent examples: "How To Talk so Contractors Listen," "Expecting the Unexpected: Ten Causes of Construction Cost Overruns and How to Avoid Them," and (my personal favorite) "Til remodeling do we part." The latter article's subtitle says it all "How to Fix Up Your House Without Breaking Up Your Marriage."

Do It Yourself.com 

This is a kind of cyberterminal to other sites with specific information about products, services or information relating to do-it-yourself construction. To find the informational articles at this location, check their "A-Z Index" first at the bottom of the homepage. If you try individual topics, you will find many "under construction" and vacant. The index lists all articles they presently have so you can quickly find your area of interest.

California Real Estate Inspectors Association