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A
"Very professional. Squeezed in the shop
so we could move all our furniture in for storage while the house was being built. Recommend this sheet rock company.

-Shirley H.

A
"The original estimate was $40,000. The expenses kept rising as new obstacles were identified. There was a lot of frustration surrounding the acquisition of city" and homeowner's association permits. The project was originally scheduled to be completed by the end of January when the baby was due, and didn't finish for several additional months

-Susan L.

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Local Articles in Comstock

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.

While it can seem like an unnecessary expense, an egress window with dimensions that meet local building codes should be added. (Photo courtesy of Angie's List member Dale R. of Detroit)
Remodeling - General, Builders - Homes, Windows - Egress, Lead Testing & Removal

Before you start your home improvement project, learn common mistakes to avoid a disaster.

contractors, construction, blueprints
Carpentry - Unfinished, Remodeling - General, Builders - Homes

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

Millennials are changing how homebuilders design and construct new houses. (Photo by Jason Hargraves)
Builders - Homes, Home Automation

Emphasis is on ease, comfort as formal rooms lose favor

log cabin home
Builders - Homes

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

Inspiration & Ideas

quartz countertops
granite countertop and backsplash
bathroom remodel with granite countertop and backsplash
kitchen remodel
bathroom mosaic tiles
kitchen remodel

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!
?
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).




?
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.
?
"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 Comstock

F

Rating
Comstock Home Builders Provider Name Locked
constructed our home in Atlantic County, New
Comstock Home Builders Provider Name Locked
. We put a deposit on the house just after the stick build and before the electric went in. Finishing work then started. Our tile and fiberglass insert shower were installed incorrectly (grout missing and plumbing not strapped inside walls), Tile floors were installed incorrectly and have started to buckle in our kitchen, granite counter tops had .75 inch gaps between the wall and backsplash. Additionally, the granite was not sealed which we stained the very first evening . Furthermore, the wall board was finished with one coat of spackle, one coat of flat paint (we requested Satin), and zero primer. The result were walls that looked like mini stucco in some places with tape
Comstock Home Builders Provider Name Locked
where ever there was a wallboard seam. Seams are now protruding out on every wall in basement, foyer, family room, kitchen and 2 bedrooms $17,000 to fix the walls. We have had problem after problem with heat and air condition units, have been left with no heat or air condition in our upstairs portion of our home due to these issues. Kitchen and Bath units are incorrectly installed leaving us with uneven cabinets where soft close will not work properly.Sub floors were to be glued and screwed they were not, so all floors are now loose and squeak loudly when they are walked on. There are many other issues that have left us with money coming out of our own pocket to fix, just so many to list... Dept. of Community Affairs (DCA) has been brought in and civil action is in process. In summary quality control is non existent.
Comstock Home Builders Provider Name Locked
builds under 3 different names,
Comstock Home Builders Provider Name Locked
,
Comstock Home Builders Provider Name Locked
Homes LLC and
Comstock Home Builders Provider Name Locked
. Please second guess your decision when buying a home under any of these builders names.You have to stay on top of this builder if you decided to have a home built or are buying an already completed home. You have to go over every little inch of documentation and the actual home to make sure you are getting what you are paying for and for quality control, as this builder will put the cheapest materials in to gain more profit for himself. There is no pride in finish product . If you are unhappy with anything he has done he will walk out on you, call you names, insult you through text, He will blame it on anyone but himself. I've never seen such unprofessional-ism.. His sub contractors are questionable and many are unlicensed. Work is sloppy and not at par...Do not close with this builder with a punch list, make sure everything you are unhappy with during the final walk through is taken care of or hold money back as he will not honor the punch list after close...As for the warranty this home builder offers don't be fooled by that, its all for making you feel at ease to buy his homes, he DOES NOT stand by it at all!!! I want to put this review out as we had a home built by him and truly regret we ever bought it!! Our family has been in the home for a little over a year and have already had to put thousands of dollars into fixing all this builders poor standards of workmanship. We have waited a long time to have our family in our own home again and this has turned into a nightmare dealing with this builder. If I can prevent another family from dealing with the unhappiness that comes along with purchasing a home from this builder then my review has done its job.

- Douglas T.
A

Rating
Comstock Home Builders Provider Name Locked
has handled all of my construction related needs for over 10 years. From a kitchen remodel to 2 bathrooms to a putting a second story on my house. I always know when he will be here (and if he won't!). If it is a multi-day project, the work site is tidied up at the end of each day.
- Anne H.
B

Rating
Comstock Home Builders Provider Name Locked
is a good home builder . the biggest issue I have is there service after the sale. The warenty work will get done it just takes awhile. While they were building our home they were always ready to help.
- James M.
A

Rating
A very high quality job at a fair price, prompt and professional workers. A small misunderstanding was promptly corrected.
I've had this deck 3 years now and it's wearing extremely well, couldn't be happier with the company and the owner. Highly recommended.

- H B.
A

Rating
Comstock Home Builders Provider Name Locked
and the NB Construction crew are awesome. They are very focused on quality and with only very minor exceptions did an amazing job. We brought a design and approved building permit to the project but with a lot of loose ends and, as happens in building projects, a few surprises once construction got started. NB was creative and flexible in adapting to the surprises and dealing with loose ends. We're thrilled with the results and wouldn't hesitate to hire NB again or recommend them to others.
- Suzanne F.
A

Rating
We are Very happy with him. He is very personable and competent . They provided me with the best customer service, follow up, researching my request and even made arrangements for pick up and drop off. Hands-On Improvement worked around my busy schedule and really made things very easy for me. I highly recommend working with them. He was attentive to detail. We are hiring him for another job in our house now.
- George N.
A

Rating
Service was superb. Personnel was wonderful. Job turned out as good as could be expected. Price was reasonable. We actually referred his services to two other people that had a similar experience.
- Robert J D.
A

Rating
Comstock Home Builders Provider Name Locked
was amazing to deal with. I called him off of a referral from a friend on Friday, he came out within the hour and gave me an immediate estimate. I received one other estimate and his was considerably lower than the other contractor. Even though he was busy he fit me in the schedule...called me on Tuesday and said that due to the rain he couldn't work on another job he was working on and wanted to know if he could come out that afternoon and start on my job. He came out Tuesday, worked Wednesday and completed the job on Thursday. The drive looks great, I couldn't be happier with his service. As far as contractors go, he's the best I've dealt with...and I'm in the final stages of building a house, so I've dealt with a lot of them.
- Vanessa R.

Home Builders in Comstock, MI

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

ABC HANDYMAN

10277 West O Avenue
Kalamazoo

ALL - N - 1 CONSTRUCTION

901 north center street
Bangor

All in One Builders Inc

1950 Waldorf St Nw
Grand Rapids

All Weather Seal of West MI

319 E Main St
Lowell

ALLEN EDWIN HOMES

2186 E CENTRE AVE
Portage

Allen Home Construction

27 Terrace Ct
Plainwell

American Heritage Builders, LLC

28602 58th AVE
Paw Paw

Art's Handyman Services

8185 N. Riverview
Kalamazoo

B. M. I.

123 Wilson Circle Dr.
Battle Creek

BAM Builders

1515 Orchard Ave
Kalamazoo

Better World Builders, LLC

315 Prospect St
Kalamazoo

Black Belt Builders

3121 Fleetwood Dr
Portage

BOB DAVIS BUILDERS

13225 E ARMOUR LN
Battle Creek

Bob's Ext Contract Inc.

8817 N 39 Th St
Augusta

Bradford Johnson LLC

47659 40th Ave
Lawrence

C M Contracting Inc

310 Custer Dr
Battle Creek

C Squared Construction

2664 Eaton Rapids Rd
Albion

Cook's Home Improvement

38988 Paw Paw Rd.
Paw Paw

Dallas Conklin Const Co.

12713 E. Baseline Rd.
Hickory Corners

DeLoof Builders L.L.C

7509 west S ave
Schoolcraft

DirectBuy of Indianapolis

8450 Westfield Blvd

Duckworth Construction, LLC

2776 F Drive South
East Leroy

Durwood Custom Homes LLC

3030 S 9th St Ste 2I
Kalamazoo

E & M CONSTRUCTION

445 Chasseral Dr NW
Comstock Park

Empire Construction Enterprises, LLC

912 Wheaton Avenue, Suite #2
Kalamazoo

ERICKSON BUILDERS

70291 2ND AVE
South Haven

ERMER CONSTRUCTION

135 PRINCETON ST N
Battle Creek

Forest Construction

94406 Drive D

FRC CONSTRUCTION

16509 Meyers
Detroit

FRITZ WAHLFIELD CONSTRUCTION

730 MARLENE ST NW
Comstock Park

Functional Homes, Inc.

536 Dunewood
Saint Joseph

Gary Van Meter Builder

1550 W Goguac St
Battle Creek

GEORGE C RESIDENTIAL BUILDER

5175 WAKEFIELD AVE NE
Comstock Park

GLASS WOOD & STONE

5269 FORDHAM AVE
Kalamazoo

Greater Michigan Remodeling LLC

6304 Meadowview
Kalamazoo

HAAN BUILDERS LLC

3559 WILD GRASS LN
Comstock

Hawk Construction

15 Oak Openings
Delton

HINES DRYWALL

608 13th st
Three Rivers

Home Maintenance Professionals

6274 South 32nd Street
Kalamazoo

Home Specialists LLC

237 Steele St
Grand Rapids

Hoogstraten Builders Inc

6086 Far Hills Way
Kalamazoo

Hostetler Construction Inc

10401 Sprinkle Rd
Vicksburg

Innovative Builders

6533 W Q Ave
Kalamazoo

J A Locke Inc

PO Box 1942
Portage

James R. Van Horn, Builder

32839 30th Street
Paw Paw

Jarvis Builders

Kalamazoo

JBJ Builders Inc.

9299 Towering Oaks Dr
Comstock Park

Jeff Larrabee Construction

43 42nd St
Bloomingdale

Jobson Construction

Comstock Park

JUD DEHAAN BUILDER

4231 W C AVE
Kalamazoo

KALAMAZOO KONSTRUCTION

3234 MIAMI AVE
Kalamazoo

KEN ENGELKING BUILDERS

3598 BABYLON RD
Allegan

KIEL CONSTRUCTION

9343 OWEN DR
Kalamazoo

LA FLEUR CONSTRUCTION

4962 BEECHWOOD DR
Delton

Lee McDonald Builders, Inc.

8819 S 10th St
Kalamazoo

M A LARSEN & ASSOC

7688 S AVE E
Scotts

Mater Home Improvement, LTD

6647 s 25 th st
Portage

McBain Construction

413 Riverview Dr
Plainwell

Midpoint Construction LLC

2760 Paldan Dr
Auburn Hills

miller decks and more

415 W. Green St.
Marshall

Molnar Construction

10061 W V Ave
Schoolcraft

Moose Creek Woodworks Inc

454 East Hamilton Ln
Battle Creek

NELSON CUSTOM HOMES

8627 E J AVE
Comstock

NEWMAN CONSTRUCTION

2869 W DICKMAN RD
Battle Creek

NVR Inc

11700 Plaza American Dr

Osborne Construction & Maintenance, LLC

421 S. 1st Street
Kalamazoo

Pennings and Sons

5829 W KL Ave
Kalamazoo

PERRIN CONSTRUCTION

5320 RUSCHE DR NW
Comstock Park

Platinum Construction Management Inc

4325 W Dickman Rd
Springfield

POWELL CUSTOM HOMES

48962 24TH ST
Mattawan

PULVER CONSTRUCTION INC

5901 N 7TH ST
Kalamazoo

RANDALL J BAAS BUILDER

6745 Veronica St
Kalamazoo

Remodeling Second Opinion

106 W Sunnybrook Dr
Royal Oak

Richard VanEk Builder

1565 N 7th St
Kalamazoo

RITSEMA MASONRY & CONSTRUCTION

434 W CROOKED LAKE DR
Kalamazoo

Rolyn Companies, Inc.

5706 Frederick Ave

ROOFS & MORE

1219 E ALCOTT ST
Kalamazoo

Rossman Construction

311 19th St
Otsego

Scandinavian Log Homes

1861 NE 146 Street

Scheffers Construction Co

1495 Forest View Dr
Kalamazoo

Scott Keyzer Roofing

123 East Franklin Street
Otsego

Scotty D's Construction, LLC

1730 Huntington
Kalamazoo

Stonehedge Development, LLC

7417 North 38th Street
Augusta

Swan's Handyman Service

18651 B Dr S
Marshall

The Repairman

7116 Starbrook Street
Portage

The Wright Fence

7615 Whispering Brook Dr Apt A4
Portage

U BUILD IT OF GRAND RAPIDS

4640 W RIVER DR NE
Comstock Park

Vandam Brothers Builder

5661 Newhaven Dr
Portage

Vangoye Home Improvement

1075 S Peach Ct
Plainwell

Veenstra Construction

4958 Pine Island Dr NE
Comstock Park

Versatile Construction LLC

5567 East R. Ave
Scotts

Vestal Builders

PO Box 125
Mattawan

Vieau Consruction

Middleville

Vincent Construction

5899 Guernsey Lake Rd.

VYLONIS CONTRACTING

55838 DAVIS LN
Dowagiac

W. J. Burnett Carpentry LLC

16745 18 Mile Rd
Marshall

WAHLFIELD CONSTRUCTION CO

6978 WAHLFIELD CT NW
Comstock Park

Wahlfield Drilling Co Inc.

4449 Westshire Dr
Comstock Park

Warren Builders, Inc.

7764 East D Avenue
Richland

WATTS HOMES & CONSTRUCTION

5071 GULL RD
Kalamazoo

WBI Insulation

9984 Condit Rd
Albion

Wegeler Construction LLC

61439 41st St
Paw Paw

WESTGATE HOMES

680 PINCKNEY CT NW
Comstock Park

X TREAM ROOFING

8386 7 Mile Rd
Battle Creek

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