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F
"This process began in January 2015, where we met with
and his realtor to walk a few different plots of land that he had that were undeveloped." At the time, we did not have the house plans available, but determined which of the lots we preferred, at which time we put down a deposit to hold the lot. We then purchased the home plans (5 full sets and CAD CD, as we knew there were a few minor modifications we wanted incorporated). We provided all that we purchased to
, which he used to generate a cost estimate. We agreed on the estimate and moved forward with generating a Purchase & Sale as well as a detailed specification sheet. This process took about 4 months, during which time, all communications were required at his request to go through his realtor, although he assured us once we signed, we would have direct communication with him. The specifications were very generic, and non-specific with most decisions being 'stock' from his inventory, and not custom as we had stated. We had to revise nearly every section to indicate that we would be deciding what fixtures, finishes, etc. although we compromised and would use his vendor list. This process took about 8 weeks, after multiple errors in the document, on his side, even though both his lawyer and realtor approved them, which caused further delays. We signed the P&S May 1st, and then received no follow-up for weeks. We requested to speak with him directly, but he had not provided any contact details and would not respond to us. We followed up weekly with the realtor, with only excuses as to delays in initiating the build. Blaming the weather, backup in resources, scheduling, and never committing to moving the project forward. Finally, because the lot had wetlands, the lot needed to be reviewed by the town, so we investigated the meeting schedule and if the lot was in the upcoming agenda. It was not. We requested follow-up, to which we received more excuses that the meetings were cancelled and the flagging needed prior to the town evaluating the lot was delayed for other projects. Basically, we were not a priority and there was no commitment to working with us or communicating with us. We had a clause in our P&S that if permits were not in hand by
15th, 10 weeks from when we signed the document, we could pull out of the agreement with all deposits returned to us. Unfortunately, the lot was not even scheduled for a town meeting prior to
15th, and given the difficulties with communication and us having to push for any update, we decided to pull out of the agreement. The response was him taking 4 weeks to return the CD of the plans, and refusing to return the 5 full paper copies. He will not return anyone's request to return what is rightfully ours, stating we need to communicate further via his attorney.

-DOUGLAS W.

A
"All work was done in a professional manner with an eye for detail. At the end of each work day, he took the time to clean up any mess he made during the day. " We would recommend he and his workers to anyone and will definitely hire him back again when the need arises.

-Jack M.

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Local Articles in Lake Charles

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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 Building reviews in Lake Charles

F

Rating
Absolutely awful. I've given them over 90 days to come fix the issues with the house. The craftsmanship of the home is absolutely terrible. The finishes are insanely cheap. The subdivision we live in is zoo. Because they allow the workers that build the homes to live in the houses. Every night when the workers get off work it is a party that lasts until midnight. On top of that they set up a small trailer park with inside the subdivision that looks absolutely trashy.
- Walter J.
N

Rating
We recently purchased a home built by
Lake Charles Home Builders Provider Name Locked
. From coordinating from out-of-town to the final walk-through, CC was very timely and professional.We would utilize their services for future building needs.
- Scott D.
F

Rating
Structure was not framed per design plans. Contractor framed the side walls too short and then cut the metal siding shorter than his framing mistake. Metal siding panels are not properly spaced and fastened, which has resulted in large gaps at all of the corners and edges. Front garage door openings are frame too larges and the roll up doors do not properly fit in the openings. Overall, a very poor job from a contractor who continually brags about his knowledge and capabilities.
- James D.
F

Rating
I have many renovations and this was by far the worst experience. After providing a deposit, the start was delayed. A job that should have taken two weeks took four. They misrepresented the hours that they worked and refused to inflated adjust invoices even when confronted with time stamp photos documenting that no work had been performed. They broke an electrical socket and took over a week to fix it. The owner's behavior was completely dishonest and inappropriate.
- Janene M.
A

Rating
I first learned of
Lake Charles Home Builders Provider Name Locked
Fleres of
Lake Charles Home Builders Provider Name Locked
when my Electrician,
Lake Charles Home Builders Provider Name Locked
Poecker recommended him for some "minor" framing.
Lake Charles Home Builders Provider Name Locked
came in with his tape measure and note pad and I ultimately asked him to give me a price for complete remodeling of our 25 x 13 family room. The price was for some framework, 5 new doors, 8 new
Lake Charles Home Builders Provider Name Locked
Windows, complete drywall and joint compound. We were so please with the work being performed that we decided to have
Lake Charles Home Builders Provider Name Locked
do the tile floor in our foyer. Once all of this work was completed, I asked
Lake Charles Home Builders Provider Name Locked
if he was willing to prime and paint, which he did! We even had them paint the rest of the interior of the house!
Lake Charles Home Builders Provider Name Locked
was always honest, on time, and always kept me abreast of how things were going when I couldn't be at home.
In a time when good, reliable contractors are hard to come by,
Lake Charles Home Builders Provider Name Locked
was breath of fresh air to work with. I would recommend Serenity to the closest of friends to perform any type of remodeling project.
Lake Charles Home Builders Provider Name Locked
And
Lake Charles Home Builders Provider Name Locked
C.
- Joseph C.
A

Rating
Lake Charles Home Builders Provider Name Locked
was very responsive when I requested an estimate. When we scheduled the work to be done,
Lake Charles Home Builders Provider Name Locked
was very honest about timing and showed up at our pre determined date ready to start work. He was neat, did great work, and cleaned up afterwards. He spent additional time making sure everything looked fantastic before he left. We keep getting compliments on our house and we listed it for sale with great pictures thanks to
Lake Charles Home Builders Provider Name Locked
. The work took about a week because of some weather delays but they worked long days. I highly recommend having him come out for an estimate. He is fair and does awesome work.
- Ryan H.
A

Rating
The counter looks beautiful; just how we hoped it would look. We were given a sample to bring home ahead of time and check the colors before we ordered it.
Lake Charles Home Builders Provider Name Locked
and his assistant were very courteous and professional.
Lake Charles Home Builders Provider Name Locked
spent a considerable amount of time helping us select the right piece from their inventory and then they came and installed the piece the next week. We had priced the piece at several other granite shops in town and
Lake Charles Home Builders Provider Name Locked
's price and turnaround time was by far the best.
- Robert H.
A

Rating
My husband and I interviewed three Angie's List electrical contractors. Selected
Lake Charles Home Builders Provider Name Locked
based on the quality of the work provided in a prior project replacing main beams that hold up the house. Since Mr
Lake Charles Home Builders Provider Name Locked
's employees had done such excellent work previously, we hired his company to provide a top quality master electrician for the electrical work.
Mr
Lake Charles Home Builders Provider Name Locked
provided
Lake Charles Home Builders Provider Name Locked
Askew, master electrician, of KLA Electrical Services and his assistant,
Lake Charles Home Builders Provider Name Locked
. Both men were very impressive in their demeanor and professionalism. They worked through the entire day providing both impressive technical expertise and aesthetically-pleasing work product.
Lake Charles Home Builders Provider Name Locked
answered all of my questions in plain English rather than techno-speak, an ability greatly appreciated by this homeowner.
Lake Charles Home Builders Provider Name Locked
and
Lake Charles Home Builders Provider Name Locked
fulfilled all of the items listed in the contract:
Removee very old existing Federal Pacific 150amp electric panel.
Supplied and installed a new Square D 200 amp electric panel.
Supplied and installed new 4/0 service wire from new panel to entrance head on side of house.
Grounded new panel as required for code.
Obtained standard permit and arranged for AACO Inspection of completed work.
Arranged for hook up of new service cable with BGE.
Removed old service cable wire after BGE hook up complete.
The only challenge that I encountered was getting a response from Mr
Lake Charles Home Builders Provider Name Locked
about the start date for executing this contract; thus, I rated his responsiveness a C.
Other than that, I would recommend
Lake Charles Home Builders Provider Name Locked
to all.


- Julie M.

Home Builders in Lake Charles, LA

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

A FONTENOT CONSTRUCTION

1731 N PRATER ST
Lake Charles

A-1 BUILDERS LLC

PO BOX 12656
Lake Charles

ABEAR HOMES

2443 ORY RD
Lake Charles

AK Utilities

310 Morton St

ALFRED PALMA INC

422 7TH ST
Lake Charles

ALLAN HOUSE CONSTRUCTION LLC

1513 ALVIN ST
Lake Charles

B C CUSTOM CABINETS

340 CARROLL RD
Deridder

BESSETTE DEVELOPMENT

4461 5TH AVE
Lake Charles

BESSETTE DEVELOPMENT CORP

3025 LAKE ST
Lake Charles

BIOFOAM OF LOUISIANA

4527 CYPRESS LAKE DR
Lake Charles

BLAKE D HINES INC

821 N Hwy 171
Lake Charles

BRANDT PEDERSEN CONSTRUCTION

6170 HIGHWAY 90 E
Lake Charles

BRASS CONSTRUCTION

3701 5TH AVE
Lake Charles

BROTHERS CONSTRUCTION

2310 3RD ST
Lake Charles

BRYAN GALLEY BUILDERS INC

4825 IHLES RD
Lake Charles

CARDONE ENTERPRISES

4328 LAKE ST
Lake Charles

CHANEY TRUCKING & DEVELOPMENT

1662 MILLER ST
Lake Charles

CLAYTON ANDERSON RESTORATION

4121 NELSON RD
Lake Charles

CONNER CONSTRUCTION INC

4930 BROAD ST
Lake Charles

Conner/Manceaux General Contractor Inc.

3915 Kirkman St
Lake Charles

CONSTRUCTION SOURCE INC

721 KIRBY ST
Lake Charles

CRAIN BROTHERS INC

6072 CANDICE LN
Lake Charles

Daigle Homes

PO Box 80831
Lafayette

DANIELS WELDING & CONSTRUCTION

250 SIGNAL ST
Lake Charles

Dautriel's Plumbing, LLC

1133 Harrison street
Westlake

DEMAL INC

5001 BIG LAKE RD
Lake Charles

DirectBuy of Indianapolis

8450 Westfield Blvd

ECHO SPECIALTY CONTRACTORS

3519 PATRICK ST
Lake Charles

F D HOFFPAUIR CONSTRUCTION

206 W 11TH ST
Lake Charles

F MILLER & SONS LLC

5121 HIGHWAY 90 E
Lake Charles

F MILLER CONSTRUCTION LLC

150 MARINE ST
Lake Charles

Fakouri Construction

15735 Florida Blvd
Baton Rouge

Friendly Builders

102 E Highway 90
Iowa

FRUGE CONSTRUCTION

1809 15TH ST
Lake Charles

FUSELIER SEWER SYSTEMS

2120 PUJOL RD
Lake Charles

GENE FONTENOT CONSTRUCTION CO

2540 18TH ST
Lake Charles

GRAND OAKS INC

1818 Plantation Dr
Lake Charles

H D TRUCK & TRACTOR LLC

5501 OPELOUSAS ST
Lake Charles

HYTEK CONSTRUCTION & RMDLNG

3609 LOUISIANA AVE
Lake Charles

J & J CUSTOM HOMES INC

1215 LOUISIANA AVE
Lake Charles

J P CHAMBERLAIN INC HDQRS

2700 ERNEST ST
Lake Charles

J. Oliver Construction, LLC

P.O. Box 6454
Lake Charles

JAMES H FONTENOT CONSTRUCTION

3110 KIRKMAN ST
Lake Charles

JAY BRIGGS CONTRACTOR

2709 KIRKMAN ST
Lake Charles

JOHN MOUTON CONSTRUCTION

710 CRAFT ST
Lake Charles

KRAUS CONSTRUCTION CO

329 BROAD ST
Lake Charles

L & A CONSTRUCTION CO

511 BEAUGH RD
Lake Charles

LAKE AREA DEVELOPMENT

605 WILLIAMS DR
Lake Charles

Lake Charles Construction LLC

3621 Kirkman St
Lake Charles

LEWING CONSTRUCTION INC

1214 COUNTRY CLUB RD
Lake Charles

LIGGIO CONSTRUCTION

807 16TH ST
Lake Charles

M R GILLIAM INC DIRT PIT

8655 JOE LEDOUX RD
Lake Charles

MC MANUS CONSTRUCTION

4128 Highway 3059
Lake Charles

MC MANUS SHOP

3059 HIGHWAY 90 E
Lake Charles

MICHAEL J LEBLANC CONSTRUCTION

126 EDNAS RD
Lake Charles

MIKE A PORCHE CONSTRUCTION INC

4957 BIG LAKE RD
Lake Charles

NVR Inc

11700 Plaza American Dr

Pacific Garage Doors & Gates Inc

6442 Coldwater Canyon Ave

PICHELOUP CONSTRUCTION

1514 COMMON ST
Lake Charles

PINNACLE HOMES

1100 E MCNEESE ST
Lake Charles

PINTAIL CONSTRUCTION

2350 BROAD ST
Lake Charles

Prestigious Properties, LLC

3543 D. Benoit St.
Lake Charles

PRIOLA CONSTRUCTION CORP

1300 ROSTEET ST
Lake Charles

PROPERTY RESTORATION CO

PO Box 4382
Lake Charles

RANDY TUPPER HOMES

4515 LAKE ST
Lake Charles

Razor Construction LLC

5848 Bennie Ln
Lake Charles

Remodeling Second Opinion

106 W Sunnybrook Dr

RIBBECK CONSTRUCTION CORP

3101 LAKE ST
Lake Charles

ROBBINS CONTRACTING

120 OLD HIGHWAY 171
Lake Charles

ROBERT COLSTON CONSTRUCTION

833 N SHATTUCK ST
Lake Charles

Rolyn Companies, Inc.

5706 Frederick Ave

RON WILLIAMS CONSTRUCTION INC

3850 HIGHWAY 90 E
Lake Charles

RUSSELL J STUTES CONSTRUCTION

3007 COUNTRY CLUB RD
Lake Charles

SAM ISTRE CONSTRUCTION INC

1881A Easy St
Lake Charles

Scandinavian Log Homes

1861 NE 146 Street

SERVICES UNLIMITED

518 Pryce St
Lake Charles

SOUTH EAST TEXAS INTL SVC

3519 PATRICK ST
Lake Charles

SOUTHERN INSULATION

239 W TELEPHONE RD
Lake Charles

STEPHEN MICKEY CONSTRUCTION

5475 MOULIN ROUGE DR
Lake Charles

SWLA Solar Solutions

1472 Sawnee Dr.
Lake Charles

T & T CONSTRUCTIONS SVC INC

806 SALLY MAE ST
Lake Charles

That Home Builder Guy

690 W Mackneys
Lake Charles

TOUCHSTONE & ASSOC INC

4083 DEER RUN RD
Lake Charles

TYE-CO DIRT CONTRACTING

8678 BIG LAKE RD
Lake Charles

VAUGHAN BROTHERS CONSTRUCTION

3116 CENTER ST
Lake Charles

Vinyl is Final

108 N. Division
Deridder

WATKINS PLASTERING DRY WALL CO

1808 ELM ST
Lake Charles

WIL-MEAUX CONSTRUCTION CO INC

2422 GREENLAWN ST
Lake Charles

WRIGHT'S PLUMBING SVC

6950 TOM HEBERT RD
Lake Charles

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