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May 22, 2009
NYC License Req't for Contractor
I'm looking to hire a Mechanical/HVAC contractor. But I'm confused about the city's licensing requirements.
One company I'm considering has a "tracking number" at the Department of Buildings and is described as a "general contractor"
Do they need to be licensed as a "home improvement contractor" with the Dept of Consumer Affairs also?
Comments
There are only two types of contractors that are technically required to have a license. Plumbers and electricians. General contractors are not required by law to have one.
Posted by: pig three at May 23, 2009 8:46 AM
p3, not entirely correct. If you do a job that gets filed at the DOB, the GC will need to have a 'tracking number' else the DOB will not issue a permit.
Posted by: denton at May 24, 2009 6:57 AM
Denton,
Any home owner can have a tracking number issued. The DOB would like you to think a license is required. It is not. Any home owner can be their own GC. Research more.
Posted by: pig three at May 24, 2009 10:05 PM
p3, pls tell me more. I am possibly going that route but have been told the architect should cover the #, filing, and insurance for me (for which I'd have to pay a fee).
Posted by: townhouser at May 25, 2009 9:07 AM
Lots of variables to consider. Type of home and location. Tenants? Scope of work...
Your home owners insurance provider can consult you on specifics covering this type of work. This requires you to assume some liability. The contractors you hire should have insurance as well. Only plumbers and electricians need to have license. They can file with the DOB for their work. But again, there are many variable to consider. There have been recent changes to code that allow certain plumbing work to be done without architectural drawings. If you want to do some of the leg work, you can save a bundle. All the info is available on line or at the DOB. If you are in Brooklyn, Tuesday night homeowners can meet with a city engineer. Simple equation. The more you do and cover, the more you save. The more you want someone else to do, the more you pay. Leaving everything up to the architect is the most expensive route to travel! If you are doing a complete reno, the more info and decisions that can be made without your architect, the more you will save! BTW the fee you pay will be more than he pays the insurance provider and more that you would pay your own provider. Same for material costs. If you order your own electrical, plumbing and building materials, you will save 30 to 40% on material costs.
Posted by: pig three at May 25, 2009 11:31 AM
I'm not in bk but I will do more research. I have had a bunch of different contractors bid but not happy with most of it. There are no tenants yet, and scope includes just about everything though it's not a gut, and besides some extra stuff, it's mainly the plumbing areas that are going to be redone (kitchen/baths...).
I'm confused about what the architect NEEDS to add on to the plans and what he WANTS to add on for a fee -- there are plans and future CofO change but I'm still not sure that he needs to be involved with every single little thing.
Take the boiler, for example. Can't this be a separate story? I have the contractor, architect(for the filing?), and oil delivery company wanting to do the job even though I haven't formally asked any of them yet. Now that I really do need it to be done, I don't know who to trust with the work. (this may be a separate post ;).
As for material costs, I thought a contractor could get even lower prices, and even if he tops it off with his own cut, it could still be cheaper?
Posted by: townhouser at May 25, 2009 2:06 PM
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