Alright, so you're looking for someone to fix up your stucco, maybe a full re-stucco, or even a new installation. It's a big decision, and frankly, there are a lot of folks out there who'll take your money and leave you with a mess. I've seen it happen too many times, especially with the older homes around Willow Glen or the newer builds in Evergreen. You need to know how to pick the right pro. This isn't rocket science, but it takes a bit of homework on your part.
Questions to Ask Every Stucco Contractor
When you've got a few contractors lined up, don't be shy. Ask them these questions. Their answers will tell you a lot about their experience and how they operate.
- How long have you been doing stucco specifically? Don't just ask how long they've been in business. Someone might be a general contractor for 20 years but only dabbled in stucco last year. You want a specialist.
- Can you provide references from recent stucco jobs? And don't just take their word for it. Call those references. Ask about communication, timeliness, and if they'd hire them again.
- Are you licensed, bonded, and insured in California? This is non-negotiable. Ask for their CSLB license number (it should be a C-35 for lathing and plastering, which includes stucco). Verify it online. No license, no deal.
- What kind of warranty do you offer on your work? A good contractor stands behind their work. You want at least a 1-year warranty on labor, and they should be clear about material warranties too.
- How do you handle unexpected issues? Sometimes you pull off old stucco and find dry rot or structural damage. How do they communicate that? What's their process for change orders? You don't want surprises that break the bank.
- What's your typical project timeline? Get a realistic idea of when they can start and finish. Delays happen, but they should be able to give you a solid estimate.
What to Look For in a Quote
A quote isn't just a number. It's a detailed breakdown of the work. If it's just a single line item with a dollar figure, run the other way. Here's what a good quote from someone like San Jose Stucco Solutions should include:
- Detailed Scope of Work: Exactly what they're doing. Is it repair? Re-stucco? New installation? What areas? What materials are they using (e.g., brand of stucco, type of mesh, number of coats)?
- Material Costs: Itemized, if possible. At least a clear understanding of what materials are included.
- Labor Costs: How they're charging for their crew's time.
- Permit Costs: Who's responsible for pulling permits? In San Jose, most significant stucco work requires one. Make sure it's clear.
- Payment Schedule: A reputable contractor won't ask for 50% or more upfront. Typically, it's a deposit (10% or $1,000, whichever is less, by law for residential projects in CA), progress payments, and a final payment upon completion and your satisfaction.
- Cleanup Plan: How will they protect your property and clean up the site daily and at the end of the job?
- Exclusions: What's NOT included? This helps prevent misunderstandings later.
Red Flags to Watch Out For
Your gut feeling is important, but there are some concrete signs that should make you hit the brakes.
- Pressure tactics: