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A
"
made this horrible nightmare bearable. I feel like my life was turned upside down and he came in and not only saved our house but saved my" sanity. It is good to know if anything else unfortunate happens to our home I have someone I whole heartily trust to come and fix it. On a lighter note, any remodeling we do he will also be the first one we call!

-Christina A.

A
"I had been shafted by an electrician, so was really careful after that. Got a great electrician from Angie's list, but hadn't found anyone to do my floors" yet at the time I met
. He was a casual friend I had met about 25 years ago. I was a little hesitant, but decided to give him a try when I thought harder about the work I had seen him do 25 years before. I looked at his 'book', and decided to go with it. He was prompt, courteous, fun, did a great job on my floors, and I don't think anyone could have done a better job. I'd hire him again in a minute. In fact I'm thinking of redoing my kitchen, and will hire him again when the time comes.

-Donna C.

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Local Articles in Modesto

Homebuilders

Customized homebuilding is a huge market, with companies offering a host of choices to personalize your new home or improve your current living space. Here are the most popular options offered by homebuilders.

The bleachers won't be ready for opening night at Wrigley Field, but you can keep your own renovations on track with some tips from local contractors. (Photo by Photo courtesy of the City of Chicago)
Remodeling - General, Builders - Homes, Remodeling - Kitchen & Bathroom

With opening night days away, the Chicago Cubs are coping with stadium construction delays. But here's how homeowners can prevent remodeling fouls and keep their own renovation projects on schedule.

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Land plays a factor in both cost and construction, especially in the mountains.

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Carpentry - Unfinished, Remodeling - General, Builders - Homes

Do you know the importance of a construction lien waiver form?

Inspiration & Ideas

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Angie's Answers

?
Yes, but you won't like what will probably happen (this is a worst case scenario, hopefully you will avoid most):

The purpose for a building permit is to ensure meeting the minimum standards for construction practices and minimum safety standards.  A contractor who works without a permit, does so because they know they are not in compliance (and to save money at your expense).  They knew they should have had inspections and permits for their work.  Who ever built the addition should be reported to both the building official as well as the Better Business Bureau.  It is ultimately the homeowner who is responsible for ensuring the proper permits have been applied for, though.

So when you apply for your permit, you will be pretending as if the work is not completed (you do not hide this fact, you just have to follow the correct process as if it hadn't been built).  Your first stop will be with zoning; can you even add an addition, do you have the proper clearances from the side, front and rear property lines.  If it is a bedroom, does the septic system (perk test) support an additional bedroom.  If your building already meets or exceeds the amount of building allowed on the site or if you do not have the clearances required from the property line, your addition may be required to be removed.  There are appeal processes and variance requests you can try before tearing down the addition (Get an architect).

If your zoning review is fine, next you go to permitting.  Here you will submit plans (drawings) of what was built.  If you do not have these plans, consider hiring an Architect to generate As-Built drawings for this use.  Hopefully the plan review comes back with no changes, or you will alread know your addition is not in compliance and may face rebuilding.  Depending on the type of construction, your zoning and your local building requirements, you will be required to have inspections of your foundation / footings, the framing, the electrical, mechancial and HVAC systems, etc. affected by the work. 

This may require digging the ground back up so the inspector can confirm foundation depth, size and draingage requirements.  The interior wall finishes (gypsum board, panelling, etc) may have to be removed in some or all areas so the framing and electrical can be inspected (If one area fails, be prepared to pull all areas down).  At each inspection, if the work is found to be lacking, then you will have to correct the work before getting permission to use the room.  If there is an electrical or safety violation found, it is possible the Building Official could declare the entire property inhabitable until the offenses are corrected (IE you are homeless until it is fixed).

As you can see, you have to hope beyond belief that the builder constructed everything correctly and that the building officials will work with you to minimize the amount of deconstruction necessary to inspect the work.

Also, you will be charged all the fees associated with plan review and permitting, and you will be charged for each inspection visit (as your builder would have been charged initially had they followed the law).

As for value, here is the real concern:  If your home burns down or faces some similar disaster, your home owners insurance will balk at paying; they will blame the illegal construction as the cause.  As for the value of your building, not having a permit will make any buyer have a difficult time getting their own insurance, thus harder to sell.  The room itself will add value to your property, if it isn't a hazard (IE permitted). 

Also, taxes are based upon assessments, which use the land records.  Building without a permit, can be seen by local officials as an attempt to avoid paying property taxes, since the land records do not show the addition.  Until the official tax records reflect an accurate statement of your building, you may face fines, tax fees and other costs associated with the improvement depending upon how long it has been there unreported.

You may wish to contact a local, licensed Architect who works with the local building department.  They will know the personel, know which forms you need to fill out first and how to protect you from an overzealous Building Official (there are exceptions and options within the Code that the Building Official may forget or ignore that an Architect can request be used to prevent tear down or damage).  Next time you go to build get the Architect first to protect yourself from what this construction firm did to you.

Good luck!
?
For this type of job, you need plans and specs from an Architectural/Engineering firm before thinking about contractors - and to get a building permit. Ben's method would work and done incrementally could cost well over $100,000 plus as he says, but this not really the most economic way to approach this big a job. A House Mover or Foundation Underpinning specialty company can usually slide your house onto a whole new foundation, or jack it up on steel beams and hold it there while a basement is dug underneath it, without any intermediate piers. The jacking/move cost would probably be on the order of $30-40,000, and a new basement probably about $40-50,000 - rough ballpark, though I have been involved in some 1000-1500SF single story jobs that went for under $70,000 total. I have been involved in a fair number of these type jobs - and the way the numbers come out, if there is room on the property to move the house, it is almost always nearly as cheap or cheaper to build an equivalent square footage (basement plus ground level) addition rather than add a basement under the house, and that way your new footage is half above ground so worth more on resale, plus you do not lose use of the house for a month or two. Second cheapest is usually sliding house to a new foundation, if property is large enough to do this - though house is totally cut off from utilities for a week to three. Most expensive, and usually only done in tight city environments or with full 2 story or higher houses, is adding the foundation in place, though your utility interruptions should be on the order of hours at a time rather than days or weeks. Talk to an architect - I think you will quickly lean towards the addition option rather than adding a basement - it is just too expensive to deepen foundations in most cases, plus you WILL get cracking in the house and possible water and sewer pipe problems in a move/underpinning job, which is not the case with an addition. This become more likely the case since you want to add 8 feet off the back of the home anyway - so why not just enlarge the addition and do it all that way - MUCH simpler, and MUCH less disruption of your life, and you get much higher resale return on your investment.
?
Unfortunately this is not something you will easily resolve; and even if you were to win, the amount of time and funds spent will probably exceed the cost of the actual repair.

Each state has different rules on what "as-is" means, but almost all use the term when it comes to realestate sales.  At two years, you are facing a hurdle that any issue could be the result of new conditions, acceptable wear / settlement, etc.  Has there been any changes in the area? (New house built next door, new addition, earthquake, flooding, etc?)

While you may have been given a home warranty with the purchase (do check your sales paperwork to see if there is any warranty and what it covers for how long) the house is sold to you as-is; it is your responsibility to raise concerns prior to taking over the house, so going back two years later is a huge up hill batle.

The home inspector is also going to be found faultless, as their reports almost always have words like "consult with an expert. . ." after each report section and they have disclaimers for missed items, etc. I got certified as a home inspector and was surprised at just how little they actually require you to know to become an inspector. They are really just an extra pair of eyes to help inexpereinced home owners look where most people don't look or go.  You even mention that the repair work was well masked, so you didn't notice it until you began looking for it.  A good inspector might have caught it, but you won't win any court cases proving yours wasn't good enough.

The Seller will claim that any foundation issues were fixed and resolved, which is why they marked "No" on the foundation issue section.  They fixed it; so it was no longer an issue.  If it came back, that is a new issue.  You and I know this is bogus, but to win in court you have to prove intent; and the builder can easily show they thought it was fixed.  Or, they might even be able to claim they were unaware - the repairs were from the previous owner, and were hidden so well HE and YOU didn't notice them.

So the next step is to meet with your home insurance agent.  As I mentioned above, if there have been any enviromental changes (a new house next door could have changed the underground water table flow or pressures, for example) you may be covered.  Even if there are no issues, you still may have a policy that allows for major repairs to be covered after a certian cost threshold, etc.  You'd be surprised at what your home owners insurance covers - find out first; they might have in house or low cost engineers who will do the initial inspection, etc.  They also will provide advice on your home sale; if they think you have a case against the Seller.

Best of luck on this issue.  Make sure any solution you pay for solves the cause (Stress on the wall), and doesn't just fix the results (cracks).




?
"Like a sunroom" indicating the addition has yet to be built?  If it's just a remodel there are several remodeling contractors to choose from.  If you also need the addition built pick a general contractor with experience building new construction as well as additions.  If s/he provides a price before the plans and specifications are on paper drop them like a hot potato.  They don't know what they're doing.  Whether they have the ability to provide the plans and specifications first or they refer you to an architect you must have plans to properly bid a major remodel or addition.  It is also good practice anyway just to make sure both parties are on the same page and understand exactly what will be done.

Just a note about the "type" of contractors described in another answer.  The one's who do most or all of the work themselves are not very profitable without doing something illegal or cutting corners somewhere, if they finish the job.  The time a contractor spends on a job takes away from the office time needed to run a proper business and chase new leads to keep working after your job is finished.  There are honest people out there who do everything themselves and don't need to make much money in a year but they are few and far between, typically retired and so the work as a means to keep active and make a little side money.  Others try to do a couple of jobs at once and rob from the funds of one to help pay for the other.  They just aren't experienced enough and were probably sub-contractors who suddenly thought they could run the show.  I've seen it repeatedly.  They hit up the customer for more money due to their own budget planning or abandon the job because they aren't making any more money.  be leary of a contractor who does not either use an employed or sub-contracted crew, meaning they manage the project's quality, time, and money distribution.

Todd Shell
Todd's Home Services

Home Builders in Modesto

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

A-1 Quality Plumbing

3892 Old Oak Dr.
Ceres

A-1 Quality Plumbing Contractor

2601 Oakdale Rd. Suite H2 #179
Modesto

A2Z CONSTRUCTION

1640 PEARL ST
Modesto

AARON RICHARDSON CONSTRUCTION

3701 coye oak dr.
Modesto

Adrian Construction

19580 Dahlin Road
Escalon

AGEE CONSTRUCTION CO INC

1601 9TH ST
Modesto

AIC Services

Manteca

ALADDIN HOMES

416 CORALWOOD RD
Modesto

ALB CONSTRUCTION-SALES

1620 TULLY RD
Modesto

ALBERTUS PLUMBING & CONSTR

2704 SAN IGNACIO AVE
Modesto

Alpha Team

Oakdale

AMCOR CONSTRUCTION

1516 VERNON AVE
Modesto

Apex Architecture

1325 El Pinal Dr
Stockton

ASA Project Management

1183 Pyrenees
Tracy

AW Construction

3525 E. Forest Lake Rd
Acampo

B N K CONSTRUCTION

2204 Park E Dr
Modesto

BEL CONSTRUCTION

3917 Chatsworth Cir
Stockton

Bier Construction

18824 Sugar Pine Dr.
Twain Harte

BLGC INC

3932 Mesrob Ct

BOB LEONARD & ASSOC

1325 EL PINAL DR
Stockton

Build 2 Fit

1133 Woodland Dr.
Turlock

C&J Marvin Enterprise

495 S. Goldenstate
Turlock

CAS CONSTRUCTION

1855 E TUOLUMNE RD
Turlock

CASTLE CONSTRUCTION, INC.

3223 GOLF LINKS RD

CENTENIAL HOMES

84522 VERMOUTH WAY
Modesto

CENTEX HOMES

2708 CENTURY WAY
Modesto

CENTEX HOMES

2701 TEMESCAL DR
Modesto

Central Valley Construction

1806 Navy Drive, Suite #2
Stockton

Ceres Self Storage

2105 Fairview Dr

CHATEAUX FRAMING, INC.

3701 Georgeann Place
Ceres

COFFMAN CONSTRUCTION

2225 SYLVAN AVE
Modesto

CONSTRUCTION CONNECTIONS

2721 CHAPEL CT
Modesto

cordovaconstruction

6128 Fillmore Ave
Stockton

CUTTING EDGE CONSTRUCTION

2317 HAVENS PL
Modesto

D H CONSTRUCTION INC

2201 GLASGOW DR
Ceres

Dale A Cose

17 E 6th St
Tracy

Daniel Snedegar Handyman Unlimited

4637 E Service-Road
Ceres

DAVID BARNES HOME IMPROVEMENTS

606 HARTLEY DR
Modesto

DCL CONSTRUCTION

1414 RONALD AVE
Modesto

DECORATIVE ROCK NETWORK

7641 HIGHWAY 12
Wallace

Donald Mount Construction

PO Box 4279
Manteca

Drechsler Construction

547 Zurich Dr
Manteca

DuctTesters Inc

615 13th Street
Modesto

Edwards Construction Inc

3045 Del Rio Dr
Stockton

Garcia plumbing and drain

4836 Littleton way
Salida

Generation Builders

P.O. Box 23
Riverbank

GLOBAL CONSTRUCTION

310 PRIMO WAY
Modesto

Golden State Inspections

2113 E F St Ste 1
Oakdale

GOLDRUSH CONSTRUCTION

713 CASTLE ST
Modesto

GRC General Contracting Inc.

3208 Province Towne Ct
Modesto

Hahn's Construction

7114 E Woodward Ave
Manteca

HANDYMAN TO THE RESCUE

2364 Victory Ln
Turlock

HILLSBOROUGH CORP

4265 SPYRES WAY
Modesto

Hulls' Millwork Inc

P. O. Box 574
Manteca

HUNT UNLIMITED

245 Kavanagh Ave
Modesto

INDERJIT S TOOR CONSTRUCTION

2309 Teneya Dr.
Modesto

J E Jimenez Construction

5821 GARDEN VIEW WAY
Salida

Jaureguy's Paint and Decorating

436 E. Main St
Turlock

JERRY UTKE CUSTOM DRYWALL

448 View Point Ave
Oakdale

JG Electric

2942 Cumbria Way
Lodi

JH Krick Construction

17455 Sonora Rd
Oakdale

Jim Crone Construction

3960 Michelle Lynn Ct.
Turlock

JLR CONSTRUCTION

1109 VALENTE WAY
Modesto

King Builders Inc.

3602 Stone River Cir

LAS CONSTRUCTION

5010 MILNES RD
Modesto

Lewis n' Clark Restoration

1900 Hagstrom Ct.
Modesto

Lingley Enterprises

P.O. Box 430
Modesto

LUNA PAINTING

PO BOX 1311
Manteca

M & M HOME IMPROVEMENT

1228 MAYETTE AVE
Modesto

McCain Construction

P. O. Box 577231
Modesto

MICHAEL CONSTRUCTION

PO BOX 579495
Modesto

Mikita Construction

216 Meadowlark Way
Lodi

Monark Construcyion

236 San Juan Dr

MOON 4U

1136 CALIFORNIA AVE
Modesto

MORE THAN JUST FRAMING

3508 MARSALA WAY
Modesto

No Limit Builders

1801 Greger St
Oakdale

Northstar Property Services

1614 Courtyard Drive
Manteca

OWEN DEVELOPMENT

829 MUIR RD
Modesto

Pacific Builders

5421 84th St
Sacramento

PACIFIC PRIDE COMMUNITES

2233 LA FORCE DR
Modesto

PACIFICA MODESTO

1177 NORWEGIAN AVE
Modesto

PEIRANO CONSTRUCTION

1516 CORTEZ AVE
Stockton

Premier Restoration

Po box 579940

PRICE HOMES

1500 HELD DR
Modesto

Quinly Builders Inc

2079 Goldeneye Way
Manteca

R & A CONSTRUCTION

1654 CHERRYWOOD DR
Modesto

R.A.M. CONSTRUCTION

3913 Ridlon Court
Ceres

RAM Construction

3913 Ridlon Ct
Ceres

Raymus Homes INC.

1433 Moffat Blvd
Manteca

REDWOOD ENTERPRISES

2333 BOLTON CT
Modesto

Richard Hicks Construction

PO Box 4984
Modesto

RICHMOND AMERICAN HOMES

1509 CHRISTIANSEN DR
Modesto

RJ Inc Commercial Flooring Co

1016 Reno Ave
Modesto

Runyan & Runyan Construction

PO Box 1626
Turlock

SAL DANA & SONS CONSTRUCTION

177 S SANTA CRUZ AVE
Modesto

Simile Construction Service Inc

4725 Enterprise Way
Modesto

Skylines Roofing

PO Box 223
Modesto

SPECIALIZED TILE & STONE Co.

p.o. box 579302
Modesto

STANDARD PACIFIC CORP

3001 MARS HILL ST
Modesto

Summit Construction & Remodeling

7513 Rosewood Dr
Stockton

SUNRISE

2308 HIDDEN ISLAND CT
Modesto

TIM FILSON CONSTRUCTION

1663 Springcreek Way
Manteca

TITAN STRUCTURES INC

815 FRAZINE RD
Modesto

Tom Richards Electric

PO Box 268
Hughson

Top Estate Construction, Inc.

5013 Kimball Hill Circle
Stockton

Top Notch Construction & Remodel Inc

1224 Yorktown Ln
Manteca

Torre Reich Construction Inc.

219 N. Broadway St.
Turlock

TRICE PLUMBING SERVICE

1006 CARPENTER RD
Modesto

Trinity Renovation, Inc.

1230 9th St Ste A
Modesto

Turlock Construction Company

2930 Geer Rd Suite 202 Mailing Only
Turlock

V-Builders

PO Box 231
Salida

W C Canepa

219 S Fairmount Ave
Lodi

wayne2construction

2760 Don Pedro rd

WEST COAST CONSTRUCTION

2301 POLAND RD
Modesto

WF Construction Inc.

PO Box 579818
Modesto

WILLIAM LYON HOMES

2608 FINE AVE
Modesto

WILLIAM LYON HOMES

3808 LOOKOUT DR
Modesto

Wilson General Contracting

1852 W 11th St Suite 149
Tracy

Woodland Construction

4524 Salida Blvd
Salida

WOODSIDE HOMES CENTRAL CA

4265 SPYRES WAY
Modesto

WOODSIDE HOMES OF N CALIFORNIA

3509 COFFEE RD
Modesto

WW Construction

3129 Yukon Dr
Modesto

WYLIE CONSTRUCTION

812 Wellsford Rd
Modesto

wyman construction

1860 beyer lane
Stockton

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