The first consideration is what kind of materials to use. Common choices are natural stone, slump block, fencing block,  or a standard 8″x8′x16″ gray cement block. Most block walls that are built after the home is built or when a home is remodeled are made of standard block because it’s the easiest to work with and the easiest to apply stucco to. Most new construction homes where the wall is built along with the home use fencing block because its the least expensive masonry fencing material and and can be constructed very quickly. Natural stone and slump block materials are chosen for aesthetic reasons. So for remodeling work, first consider the standard block and then move to other choices if standard block doesn’t work.

The second consideration is whether to stucco or not. Stucco greatly improves the aesthetics of standard block walls and fencing block walls. However, because of cost considerations, fencing block is typically not stuccoed. Slump block and natural stone walls are typically not stuccoed either for aesthetic reasons. If stucco is applied, make sure that stucco mortar mix is used, there are at least 2 coats of stucco, and the stucco texture matches the rest of the house.

The last consideration is the strength of the walls. The city of Tucson requires that any free standing block wall over 6 ft. or a retaining wall over 3ft. has an engineered design (i.e. plans must be submitted to the city with an engineer signed off). For walls below this height, make sure that the conrete footing is reinforced with rebar and is at least twice as wide and as deep as the width of the masonry block. Also, retaining walls should be rebar re-inforced and be at least partially filled in with concrete.

When building a block wall, the right choice of materials and construction will ensure many years of maintenance free privacy and increase the value of your property.

Recently when doing a search on Tucson Roofing contractors, I came accross this screen. Now notice that the website for Navarro Roofing is www.navarroroofingsucks.com . So an unhappy customer created a website airing complaints about Navarro Roofing and Google indexed it as the official website for Navarro Roofing. So at least for the time being, very few customers that do a search online will call Navarro Roofing. This goes to show how far the Internet has dhuifted the balance of power in favor of the consumer.

• Work with a reputable licensed bonded and insured contractor.
• Have a conversation with the contractor before the job starts about the day labor. Let him/her know that you’re very concerned about the safety of your property.
• During the job, make yourself visible frequently and at random times. Try to vary the schedule as much as possible.
• Restrict access to parts of the property that are not undergoing work.
• If one of the workers looks suspicious, contact the contractor right away and voice your concerns.
• Have highly visible security measures in place such as a dog, security system, and closed and locked gates.

In the end, in these economic times, it is better to be slightly paranoid but safe instead of caution free and sorry.

• If a contractor has lost his license or insurance, the liability from any accidents that happen on the job may end up with the homeowner.
• If a contractor has bad credit, judgments, liens or debt collectors are after him, he may disappear with your money before a job is finished. At the very least, the job may be delayed because the subcontractors will not extend credit for materials to the contractor.
• Also, if a contractor owes money to the subcontractor, the sub may file a preliminary lien against your property for the debt. This lien is not enforceable, but it is an unpleasant occurrence. I’ve had it happen to me personally.
• Finally, as any other occupation, contracting attracts it’s fair share of people with a shady past. If things don’t look right, a criminal background and sex-offender check may be necessary.

Most contractors are hard working, dedicated individuals who are committed to getting the job done. With some due diligence up-front, the chances of a successful project can be greatly improved.

There is a more efficient and failsafe method to start a remodeling project. If an independent architect or draftsman is consulted first then multiple contractors will be able to bid on and critique a project. So, first find a drafsman or an architect to draw up the plans. Then put the plans on file at a print shop that specializes in architectural drawings. In Tucson, its the Print Room at 4633 E Broadway Blvd. Its then and only then that you call the contractors.

Many contractors will be more eager to work with you since they know you’re serious about the project because the plans have already been drawn up. When talking to the contractors, tell them that the plans are on file at the print shop and ask them to critique the design. (This way, the contractor goes to pick up the plans himself and pays for his own copy.) Even if you don’t end up working with a particular contractor, they may have some ideas on improvements or problems areas with the plan.

It is the homeowner/propertyowner’s responsibility to provide plans and obtain a permit

* All new residential buildings
* Electrical reconnections, service increases, panel replacement or repair
* Gas lines pressure tests (new or replacement lines)
* Water heater install or replacement
* Furnaces, Heat Pumps, Air Conditioners, Evaporative Coolers (new or replacement)
* All residential walls or fences over 30 inches high must have a site plan review at DSD. Additionally, walls and fences over 6 feet tall require a building permit with an engineering design.
* One Story detached accessory structure over 120 square feet (ie: Storage Sheds).
* Porches, additions or garages
* Remodeling of existing structure

Now obviously many homeowners do not bother with obtaining permits for the smaller home improvement projects listed above because they either are unaware that a permit is required or do not want to pay the extra cost and go through the extra bother.

Here are some guidelines on deciding whether to obtain a permit or not:

• When adding square footage to your house, always obtain a permit. This includes garage conversions and covered porch conversions. The reason is simple, when selling a house only the additions that have been permitted count as part of the house square footage. Obviously, this will have a big impact on the sale price and the saleability of the house.
• Obtain a permit when you need an independent expert to verify the quality of the work. Once a permit has been issued, a city inspector will come to the construction site several times to verify that the construction is according to code. Many city inspectors are former construction workers and foremen with good expertise on the proper construction methods.
• If a contractor is trying to talk you out of a permit, be suspicious and get a second opinion or estimate.

Having said this, there are also disadvantages to obtaining a permit. These include extra permit costs, extra time cost to draw up plans, and usually the contractor will quote a higher price if you decide to go ahead with the permit.

Here’s a recent experience from a Tucson, Arizona homeowner. The homeowner added a new 600 sq. ft. kitchen to his property through a general contractor. During the project a subcontractor poured the concrete foundation for the addition and failed to pay the cement company for the concrete and the cement truck delivery. The cement company then filed a preliminary 20 day lien notice on the homeowner’s property. The concrete subcontractor eventually paid the cement company and the lien notice expired with no further action. The event ended well for the homeowner.

Had a few more things gone wrong, the story may not have had a happy ending. This includes the subcontractor not paying the cement company or a financial dispute between the contractor and the homeowner. If Mechanics lien is recorded in Arizona, the owner cannot sell the property, banks will not lend against the property, and the lien holder may pursue legal action to foreclose on the property.

So could the cement company filed for foreclosure on the homeowners property because a subcontractor did not pay? Most likely not. Arizona law has protection for the homeowner in this case. But in a worst case scenario, the homeowner would have a lot of inconvenience and perhaps additional legal fees as a result. A good article on the subject is on the Lynch Law Firm website. So when faced with a home improvement project that uses a contractor, the homeowner has some remedies at his/her disposal to minimize lien risk, especially in this down economy.

• For a major remodeling project, consult with a lawyer. Having a lawyer on your side will minimize risk and put the contractor on notice not to try any “funny stuff”.
• Have a schedule of payment for work milestones. Pay on time. After each payment is released have the contractor sign a conditional waiver and release for the work done to date. To find the form, do a web search for “Arizona conditional waiver and release”.
• After the project is completed and the final payment is made, have the contractor sign and unconditional waiver and release. To find the form, do a web search for “Arizona unconditional waiver and release”.
• Check the contractors credit. If the contractor is behind in his payments to subcontractors, this could meant trouble for you.
• In the story above, the cement company would not be able to obtain a mechanics lien against the owners property because of the “Owner Occupied Dwelling” protection of Arizona law. According to Arizona law: “subcontractors or material suppliers who enter a contract with another contractor, but not the homeowner, cannot place a Mechanic’s Lien upon this property.” (referenced from the Lynch Law Firm) This however did not stop the cement company from filing a 20 day notice causing anguish for the homeowner and several hours worth of extra phone calls.

Being prepared and knowing your leagal rights and remedies can go a long way towards reducing your risk of lien filing during a remodeling project in Arizona.

You have a home improvement project. The contractor comes over, impresses you with his skill and experience, and you give him the job. Now here’s the catch, many times this will be the last time you will see the contractor. What frequently happens next is that an 18 year old comes over, maybe a few months out of high school and does the work. The contractor sends you a bill or comes to collect and thats it.

The 18 year old may be perfectly competent and may have done a good job, and then again, maybe not. So, what can you do to protect yourself? There are several things you can do:

• When agreeing on a project with a contractor, ask point blank who’s going to do the work. If its an employee, make sure there is a thorough inspection included by a foreman or the business owner. The contractor may say something like “He’s a real good guy, I trust his work”. Don’t fall for it, insist on an inspection.
• Never pay 100% upfront. For smaller projects pay 50% upfront and 50% at the end when everything is done to your satisfaction. For larger projects break up payments so that they coincide with milestones. Again don’t release the last payment until an inspection by a foreman or the business owner.
• Get a permit and have a city inspector inspect the work. This will cost more and take more time and the contractor may resist it, but if you do not feel comfortable with your judgement of the quality of the work, this is the best way to go.

By insisting on a quality job up-front, you increase your chances of a successful project.

• Agree on a payment schedule ahead of time. In the contract or quote, or agreement, specify a payment schedule. The homeowner and the contractor should both sign off. Definitely have the payment schedule in writing.
• Pay on time after each milestone. Even if the contractor does not remind you, pay when each milestone is completed. This will add trust to the relationship.
• Never pay in full before the project starts. Horror stories abound about crooks posing as contractors and walking off with the payment. If the contractor insists on full payment up-front, its better to walk away.
• Space out payments according to milestones. For a large projects it may be passing certain inspections. For smaller project it may be in thirds or half up front and half upon completion. As a rule, the bigger the project is, the more payment milestones.
• Always document your payments and ask for detailed receipts. In case of a dispute down the road, documentation is on your side.
• Insist on pricing for change orders ahead of time. Some contractors make most of their profit in change orders. During a project, they may ask if you want this upgrade or this extra work without clearly specifying the price. You may think its free or inexpensive and then stuck with a large bill after the work is done. Make it clear to the contractor (3 times!), that any extras outside of the contract must be agreed upon if the contractor wants to get paid. Have it in writing.