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N
"His work was very professional, and his crew was professional. The rooms look wonderful and we were very pleased with all the work he did. We would recommend" him and his company to anyone that needs a remodel job. Thank you

-Saundra T.

A
"Everything went well. All work was explained and bid before starting work. He worked with me on the selection of materials and price range. He went the extra" effort to fix all large as well as small repairs. It was sad to have to redo so much when it had just been done but
completed all the repairs to make it as nice as before. He did any repair I asked with good quality and a fair price.

-Shirley R.

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Local Articles in Lutsen

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.

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

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

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

Tudor-style home
Real Estate Agents, Builders - Homes

From a classic Craftsman to a cool contemporary, the different styles of homes are as varied as the people who live in them.

When considering potential builders, it’s a good idea to make your selection prior to even purchasing the lot. (Photo courtesy of Angie's List member Beverly M. of San Antonio)
Builders - Homes

These six homebuilding tips can help you to navigate what can be a complicated process.

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 Lutsen

F

Rating
He is trying to charge me 150% of what we agreed on before work started. Never asked me if I was ok with paying more or got an OK from me even though his contract states he will provide any additional fees or add ons in a written statement for approval.
He is now threatening to put a
Lutsen Home Builders Provider Name Locked
on my home if I do not pay his extortion rates. I have agreed to even pay more than what we originally agreed on, just not 150%!
Not to mention he started the job 3 months late and also the siding has fallen off twice so far. I would recommend not using
Lutsen Home Builders Provider Name Locked
.
- James M.
A

Rating
We did not end up using
Lutsen Home Builders Provider Name Locked
; however,
Lutsen Home Builders Provider Name Locked
was very professional during the bidding process. And he pointed out things to look out for and had good design ideas. We chose a different contractor only because we already had some familiarity with the other contractor. However, we would definitely consider using
Lutsen Home Builders Provider Name Locked
on our next project.
- ROGER W.
A

Rating
Mr.
Lutsen Home Builders Provider Name Locked
was professional, knowledgable and straightforward. He let us know what to expect and was prompt in responding to all requests and concerns. He was easily available via text message throughout the process of both jobs. There were no surprises on the costs and Mr.
Lutsen Home Builders Provider Name Locked
' workers were prompt, courteous and cleaned up after themselves daily. Considering the scope of work (removing and rebuilding tile shower and replacing floor in the master bath) there was minimal disruption to our home. I would highly recommend Mr.
Lutsen Home Builders Provider Name Locked
for general contracting and will call him again should I have a need.
- Christina O.
N

Rating
Overall, like any major project, you will have your ups and
Lutsen Home Builders Provider Name Locked
; but, what we like about working with
Lutsen Home Builders Provider Name Locked
is that no matter what come up, any last minute changes, he says ok we can do that, don't worry I will deal with plumber. In other words, he relieves the stress, honest, and reliable. Price may change from original quote, but we got what we needed and can even call him whenever we need to make any new changes or additions. Great service.
- Evelyn M.
C

Rating
We really had to push to get them to complete our punch list and finish the home to the standard it should have been. Two months in, I've got siding falling off, and the basement flooded within the first three weeks.
- marilyn D.
A

Rating
He's a fantastic contractor and it only took 8 weeks. I would highly recommend him to anyone. He and his three sons did a fantastic job!
- Thomas B.
F

Rating
Lutsen Home Builders Provider Name Locked
Building (contractor/owner
Lutsen Home Builders Provider Name Locked
) was hired
to rebuild the lower level of my house per an insurance inspection after a
flood. The insurance company created a "Dwelling Line Item Detail"
list. The space included a large family/dining area, kitchen, bedroom,
bathroom, L shaped hallway, laundry, storage, furnace rooms and multiple
closets. All were subjected to water damage after a water softener unit broke.
Approximately $28,000.00 was paid to Mr.
Lutsen Home Builders Provider Name Locked
. Insurance paid him
approximately 20K and I paid about 8K out of pocket for upgrades/extras.
I was out of state at the time of the repairs with a friend/tenant living in the
house. My property manager recommended Mr.
Lutsen Home Builders Provider Name Locked
. He was fully aware
I was out of state and dependent upon him to do a good job in my absence.
We had several discussions over the phone about honesty, integrity, trust,
communication and my concerns about being so far away while this important
rebuild was going on. He assured me he was the contractor to do the job, and
that I could trust him. At one time, he stated over the phone, "It's going to
look better than before, we do a nice job."
Lutsen Home Builders Provider Name Locked
did shoddy, sloppy
and incomplete work (complete array of photos available).
Lutsen Home Builders Provider Name Locked
/crew
did not show up to the job site for weeks at a time (as reported to me by my
friends). They chronically overshot completion dates.
They delayed tenants from moving in and caused them many inconveniences,
even with "agreed" completion dates. As a result, the tenants asked for
late entry/inconvenience compensation money back from me.
Lutsen Home Builders Provider Name Locked
/crew caused physical damage to my property on their exit
by clogging/breaking pipes and severely damaging a refrigerator rendering
it unusable, plus more.
Mr.
Lutsen Home Builders Provider Name Locked
/crew cost me approximately $2300.00 in damages.
In addition, they installed the wrong carpet/kitchen cabinets/faucets/light
fixture and tile. Doors were hung crooked and door jams & moldings are
missing. In some areas, drywall is missing. They did not paint downstairs or
upstairs as requested/agreed upon.
Upstairs, they never sanded down the walls just painted
over wallpaper paste, bumps, dirt and dust. They used the wrong
type of paint and patch-painted in a room that I specifically asked
not be touched. Downstairs, he did not remove the moldy paneling as agreed,
instead he placed drywall on top, taped the corners and painted. They left
drywall holes and rippled/raw edges, and smeared plaster to cover it up. In
areas with paneling left exposed, they filled in the paneling ridges with plaster
and painted over it to conceal.
They didn't paint in a straight line between the walls, ceilings and built-in
wooden bookcases. When the project was finished, I repeatedly asked
for photos, even providing an itemized list of what I wanted to see.
I was advised by my property manager to withhold money until I
received photos. I held $500.00. Mr.
Lutsen Home Builders Provider Name Locked
promptly called me threatening
legal action, if I didn’t pay him in full for a job he deemed complete.
Unfortunately, my tenants were not cooperative with letting me thoroughly
tour my house to inspect the rebuild after it was done. I had only two quick
house visits early on and a more thorough inspection after they
moved out years later. I showed my property manager Mr.
Lutsen Home Builders Provider Name Locked
’s
workmanship. She claims she contacted him to discuss the problems and
arrange for repairs, but he refused. I wrote him two letters with no
response (letters/mailing proof available). I reached out, so we could discuss
a plan to correct mistakes, add missing pieces, and remove the
wrong installed items for the correct ones, which were paid
for, at no cost to me.
The work agreed upon in advance with the "Dwelling Line
Item Detail" list from the insurance company and email exchanges between
me and Mr.
Lutsen Home Builders Provider Name Locked
(EM copies available) was not done or done improperly.
In my opinion, Mr.
Lutsen Home Builders Provider Name Locked
did a very poor job. He tried to cover up
serious mistakes, took advantage of the situation, and left me with
a lower level that has to be torn out and rebuilt again at
some point. If there is a next time, I hope that it will be in accordance
with the original insurance estimate and my
Lutsen Home Builders Provider Name Locked
requests.
As of this writing on 8/22/15, I have not heard back from
Lutsen Home Builders Provider Name Locked
of
Lutsen Home Builders Provider Name Locked
at
1509 Stone House Court
Lutsen Home Builders Provider Name Locked
, VA 22601.
- Laraine D.
A

Rating
They're doing a fine job. They're good at coordinating me on colors. The room isn't completely done yet, but they've been a real dream to work with so far. The owner has been very accommodating to listening to my ideas and then making some suggestions and guidance on how to coordinate things and on colors. It's a small space and he recommended that I go with a lighter shade of color. He's easy to work with and listens to the client. The workmanship is fabulous. He custom built a wall in, so that it fits preexisting cabinets. He's very precise in what he does. The cost is very reasonable. They'll be doing some more remodeling for me in the future.
- Priscilla W.

Home Builders in Lutsen, MN

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

ACB Construction

1841 Ridgewood Dr NW
Alexandria

Affordable Windows, LLC

715 7th Avenue North
St Cloud

Build it Right

40496 613th Ave

Bushard Construction LLC

10117 County Rd 11
Sauk Centre

CARIBOU CABIN SVC LLC

104 NORBAKKEN RD
Lutsen

Christiansen Industrial Developers Inc

2805 Washington Ave SE
Bemidji

Conservatory Craftsmen

2229 Friendship Ln
Burnsville

GENERATION BUILDERS

12477 NORTHGATE LN
Crosslake

HANSON CONSTRUCTION

20988 Willchard Dr
Thief River Falls

HESCH CONSTRUCTION LLC

3810 Sherman Dr NE
Bemidji

Integrity Roofing

Park Rapids

INTINTSITY WINDOW TINTING

14888 COUNTY ROAD 109
Merrifield

Jeremy Wagner Construction

3018 Maple Dr Se
Alexandria

Kaski Inc

2711 Courtland St
Duluth

Linder Enterprises

3200 3rd Ave
Mankato

Little Alaska Cabin Company, Inc

30347 Julliard St NE
North Branch

Mc Lain Auto Center

201 Hwy 91
Chandler

Modern Living Concepts Custom Homes

25372 110th Street
Detroit Lakes

Mosaic Contracting Unlimited LLC

6101 Norris Lake Rd
Anoka

NHH Building & Restoration

917 E Dual Blvd NE
Isanti

NVR Inc

11700 Plaza American Dr

Over Under Construction

19306 Oelke Dr.
Prior Lake

PRO SYSTEMS CORP

1271 Highway 10 West
Detroit Lakes

Progressive Lending Solutions

2277 West Hwy 36
Saint Paul

Progressive Lending Solutions

2277 Hwy 36 W
Saint Paul

Remodeling Second Opinion

106 W Sunnybrook Dr

Rise Construction

22 Longford Ave
Thief River Falls

RL HEINZ CONSTRUCTION & CONCRETE INC

311 N Oak St.
Alexandria

ROCKCREEK LOG HOMES

6421 560TH ST
Pine City

Rolyn Companies, Inc.

5706 Frederick Ave

Ryan Headlee Construction LLC

1418 56th St SW
Pequot Lakes

Scandinavian Log Homes

1861 NE 146 Street

Silent Watchdog Video Surveillance

12350 Holly St NW
Minneapolis

STROMBERG CONSTRUCTION LLC

41372 LITTLE CLARA DR
Deer River

SUPER DUTY CONSTRUCTION

34616 410TH ST SE
Fosston

Tandem Moose Builders Inc

3547 Victoria Rd
Ely

Vance Construction

609 16th St E
International Falls
Lutsen Zip Codes

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