The BDN is discovering Maine’s housing disaster from every attainable angle, from how it impacts dwelling costs, to what it signifies for Mainers throughout the state. Go through our ongoing coverage below and fill out this sort to explain to us what you want to know.
Choosing responsible contractors and working with their operate afterward topped your responses when we asked what you required to know about the troubles of property ownership.
Property routine maintenance is a prime worry amongst Mainers, who have the greatest price of homeownership in the Northeast at 73 percent of properties in the point out currently being operator-occupied. At the identical time, the housing growth has stretched out contractors’ schedules, earning it harder to get responses if the roof leaks or the furnace goes.
Jennie Gavin-Tremblay of Bangor discovered that out when she wanted a roof repair. Only one of the 5 contractors she contacted responded. It took eight months to get a steel roof leak preset on the property she has lived in for six decades. She even now is owning hassle discovering another person to do other repairs on the household, like reframing doors and restoring the stairs.
Steph Barrett of Belgrade has struggled to uncover a contractor to exchange her failing septic program and eventually discovered one. But with a value topping $22,000, she miracles how to know if the new design and style is a fantastic a person for the home wherever she has lived for 20 yrs. She also miracles if the price tag is way too costly and whether she is “getting hosed.”
In this article are responses to their inquiries and others we have fielded on the topic, ranging from how to look for for a contractor to how to assure their do the job is good and what to do if it is not.
How should really I budget for upkeep and repairs as my residence ages?
Owners ought to established apart close to 1 % to 4 p.c of their home’s value for annual routine maintenance and repairs, or from $3,000 to $12,000 for a dwelling valued at $300,000, in accordance to insurance coverage organization Point out Farm.
Replacing an asphalt roof can expense up to $11,000, and a furnace can operate about $6,000.
It can be high priced to delay maintenance. A fixable problem can convert into anything unrepairable about time.
How can I come across a contractor?
Referrals from good friends, loved ones and neighbors who know the get the job done of the contractor they are recommending are a superior start off. If you need to have a roofer, and a single is doing work in your neighborhood, search at their work and discuss to them.
You could also inquire a contractor you rely on for a referral to a specialty contractor they know.
Groups on Fb and other social media platforms targeted on your town could be a superior way to satisfy contractors and get responses from people who have employed them. On-line assets like Angi also can supply names of contractors for your task.
What sorts of concerns ought to I check with a likely contractor?
Uncover out how many several years they have been in enterprise, their permanent enterprise locale, proof of general liability coverage, qualified affiliations and proof of workers’ compensation insurance policies for staff members.
How do I know if I will get my money’s value?
Get estimates from at the very least three contractors to get an concept of the rate array for the do the job. Also get references from a contractor and test them. Feasible references involve buddies, relatives, suppliers, architects, house inspectors, lenders and the current buyers.
Take into account asking to see examples of function they have completed, specifically on massive jobs. You also can verify the Improved Company Bureau internet site to obtain its accredited contractors, depart a assessment or file a grievance.
The Maine attorney general’s workplace maintains a record of home contractors the condition has sued productively for inadequate workmanship or failure to entire work opportunities.
What rights do I have as a consumer?
Residence contractors are not licensed by the condition of Maine. The state licenses plumbers and electricians, who are subject to disciplinary motion by their licensing boards. Website evaluators that design and style septic techniques should be accredited by the state, but septic system installers never have to be accredited.
The Maine Household Design Contracts Act requires a written agreement in between the contractor and the house owner or lessee with unique provisions when the design or restore deal tops $3,000.
That involves any operate that consists of constructing, reworking or repairing a home, like electrical, plumbing and heating work, as very well as nonstructural function, these as putting in carpets or window replacements.
The deal should limit the down payment to no far more than a single-third of the full rate unless both of those events concur to other phrases. The contract ought to have specific provisions together with the overall contract price, the believed dates the operate will begin and stop and a description of the work and components.
It must also consist of an specific warranty of good workmanship. Any alter in the get the job done or supplies that alters the deal value have to be stated in a composed change purchase signed by the two events.
You should really also get a agreement for smaller careers so you and the contractor understand the scope of the provider to be presented, the full price and the payment terms. You can obtain out more about what constitutes a binding deal on the lawyer general’s internet site.
What if the contractor’s get the job done was bad or they made use of defective elements?
This condition can be challenging and swiftly convert to finger-pointing. The operator may possibly not like the get the job done. The contractor could say the proprietor is also picky.
The excellent of the get the job done is subjective and greatest judged by a qualified unbiased contractor. That man or woman ought to present you with a written report that involves the do the job accomplished, its value and the price tag to accurate it. Then write to your contractor detailing the complications and inquiring them to pay back for your losses. You do not have to allow them try to repair the get the job done.
If you are not satisfied with their response, you can sue for damages.
What if the contractor simply does not exhibit up?
Deliver them a letter indicating you are canceling the agreement and want your cash again. Give them up to 30 times to reply. If they really don’t return the income, you can sue them.
What are my authorized choices?
A breach of deal happens if a carpenter fails to end a work or a home-owner cannot make the whole payment, according to the legal professional general’s workplace. The solutions for the target of a breach count on whether there are main or small damages.
Consult a authorized agent about your selections. You can post a grievance online to the Maine legal professional general’s workplace. Lower-price tag lawful companies are detailed on this Maine judicial branch website.
The legal professional standard advises first complaining directly to the company. If that doesn’t do the job, check out mediation. The office’s shopper mediation company is presently backed up, but you nonetheless can file an online criticism.
You could take into account bringing a circumstance by yourself in Modest Statements Courtroom but that is restricted to judgments of $6,000 or significantly less.
How can I shield myself?
Check out with your municipality to see if permits are demanded for the perform and if your get the job done conforms to current codes.
Request for prepared receipts so you can establish you compensated for the solutions you received.
Have your contractor deliver proof of up-to-day common legal responsibility insurance policies and evidence of workers’ compensation coverage in circumstance a worker is harm on the job.