how do I verify a contractor
My building is thinking of using a contractor. I looked up the contractor by his name in the DOB license site, and found it attached to the proper company. The entry states that he is an unregistered contractor and that his insurance, etc., expired in January. I was told by another board member that they checked with NYC Consumer Affairs and that he is licensed with them and up to date. I can’t find anything about the contractor on the lookup for Consumer Affairs. Would someone be up-to-date in Consumer Affairs but not in the DOB? I would welcome any feedback on this matter.
tm07
in About Brooklyn 10 years and 3 months ago
13
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13 replies
steam_man | 10 years and 3 months ago
FWIW our insurance expires every year at DOB and I have no idea until an expediter tries to pull a permit and I get a call. Whatevs. I send them an updated insurance cert and all is good again. Does that mean we are bad contractors? Hardly. It just means we don’t pull many permits and I don’t have the time to keep on top of sending DOB an updated certificate. I wouldn’t use that item as a means of qualifying your contractor.
tm07 | 10 years and 3 months ago
Thanks for all the information from all of you. This explains a lot.I appreciate the advice and will pass it on.
zag0r | 10 years and 3 months ago
Four our purposes here, GC is more a business and contractual hierarchy distinction than an insurance one. When I hire subcontractors they must all have their own insurance policies, if they don’t they are covered by my policy which is NY law period. Annual audits check to verify this, if a sub’s policy cannot be shown then the GC pays for it after the audit. Umbrella is something completely different, it’s additional coverage that kicks in when damages exceed the base coverage. To generalize, it’s usually required by larger projects with stricter management. I’ve had a DCA license before and after I’ve added umbrella coverage, it has no bearing on it.
thetinkerswagon | 10 years and 3 months ago
the insurance is much more comprehensive with a GC. and the GC’s insurance will cover the subs (I suspect) and may cover lapses or other issues with subs (I think) where as the policies some people carry as DCA licensed people will not offer an umbrealla. Steve
thetinkerswagon | 10 years and 3 months ago
ZAG: well said.
zag0r | 10 years and 3 months ago
Let me simplify this a little. In a nutshell you’re only looking at insurance. The insurance is more or less based on the type of work that the contractor does. This is reflected in the different levels of registration one sees at DOB. The more complex the project the higher level of registration required and also more extensive insurance. For the vast majority of the work being discussed in these forums a tracking number is all that’s needed. DCA and DOB serve different purposes. DOB is concerned with issuing permits for specific projects, DCA is concerned with providing regulation for the business. Insurance is one of the requirements to pull permits and insurance is also one of the requirements to obtain a DCA license. It is the same insurance policies that apply to both. Why does the contractor have an active DCA license but appears expired in DOB? Because the annual insurance policies are not automatically updated at DOB and the contractor may choose not to do so unless it’s time to pull a new permit. Typical if you’re pulling permits only during the same policy period and have not started a new job in the new policy period. Considering the obvious issue that provided references are likely to be positive only and wanting to find negative references, keep in mind that there are contractors who take advantage of the clients as well as clients who take advantage of contractors. References tend to be for instances where both parties are satisfied. One more edit for the OP: If your building is a co-op or condo technically the law requires a DCA license. You can search here: https://a858-elpaca.nyc.gov/CitizenAccess/
thetinkerswagon | 10 years and 3 months ago
also, some people use different names. this is not to be fraudulent, but they may have one corporate name and then use a dba. and sometimes dba’s were added to suit a new line of business. maybe he is working under a dba and he never listed that on his license so you can not find him in the computer. yes, get his number and see if you can find him. Steve
thetinkerswagon | 10 years and 3 months ago
ok, they issue different licences. and that is ok, so long as you are not hiring a general contractor (DOB). I am not sure the delineation myself as I do not do anything but small jobs, but a gc does larger jobs often approaching out of the ground construction, jobs that are filed with the DOB, and use trades who are licensed as well. The DOB licensed GC will carry different insurance (better insurance). that does not mean that the guy licensed as a home improvement contractor (DCA) cannot do these things – he can, but he may not carry the required insurance. A GC used to be an insurance designation (they carried general contractor’s insurance); now the city licenses them and tracks their insurance and is careful to be sure they have the correct insurance. if you are hiring a contractor to do smaller work, replace windows, doors, open a wall (which should be filed – though most don’t), lay flooring, sheet rock, tile, masonry work (besides foundation), plumbing repairs and swapping out fixtures (not moving), roofing, you should be ok with the DCA licensed person. Check his insurance. also, he can still hire trades for plumbing (relocating or adding fixtures; only plumbers do this) and electric (only electricians should touch electric). If you are looking at demolition, foundation work, relocating bathrooms, additions or adding a floor, opening up a floor to create a duplex, you may wish to choose a gc licensed through the dob. that does not mean that the dca licensed guys can’t handle this, some can, but the guy licensed by the DOB will have the proper insurance (again, not that the DCA licensed guy doesn’t but it is not a given). in the end, we as contractors do not need both licenses. Steve
tm07 | 10 years and 3 months ago
How do I check the DOB website for jobs he has done? Thanks.
tm07 | 10 years and 3 months ago
He shows up in the DOB as expired. He claims that he is up to date in consumer affairs but I checked the NYC one and he doesn’t appear by name or business name. I am trying to get the license number to check by number.
eileengray | 10 years and 3 months ago
Get references from previous clients. Ask specific questions: Was the job completed in a timely manner? Quality of work? Extras? Professionalism? Engage the contacts in conversation because people are often reluctant to tell you the down side. Keep in mind that the contractor will provide those references he thinks will be positive so you can also check the DOB website for jobs the contractor has done and call those owners as well. Remember that past performance is the most probable predictor of future action!
arch111 | 10 years and 3 months ago
DOB and DCA are separate entities and info may be different. Clean on one does not mean the same on the other…most common problem is insurance is out of date..and registrations also expire if not used. http://nyc-dob.com
ihhsitbcjyvev | 10 years and 3 months ago
Probably it might be.!! Verify him using business license number also. It might helps. Thanks.