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A
"
worked hard to provide a very detailed bid. He incorporated our unique needs and went out of the way to research some potential complications." The final bid was very clear on what each component of the work contributed to the overall price. Throughout the process
was pleasant to work with, punctual, and communicated clearly. In the end, we chose a different contractor for the project, but if our priorities had been slightly different,
would have been our first choice. I encourage including them in your contractor
and have every reason to believe that their work beyond the bidding stage would also be of high quality.

-Brian S.

A
"Roofing for the addition was difficult as I had unique old tile shingles.
located matching ones which was almost impossible. They matched" the stucco outside and the paint exactly.. The roofline was adjusted and looks as if it were original. The interior was matched to the interior of the existing bedroom. The flooring was Amtico and exactly the sme, Additional outlet were added, lighting was installed and all were perfect. The window was made to size and match windows in other homes in the area. There are no leaks, cracks, misalignments, or other problems. The closet was made with shelves that mtached the openin of the doors. Quite frankly this job went beyond my expectations. The painting of the interior matched perfectly as did the baseboards and the closet doors. Also, they added a built in shelf that identically matched the one in the existing bedroom. They came on time, they cleaned up every evening. They laid down tarps on my existing floor as to not scratch or leave foot prints. They covered wht they could not move carefully with plastic and tarps. Oh, and I had an overhed fan installed as well as can lights that are excellent. They prewired for a TV if I want it in there as well. Quite frankly anythng that I didn't think of they did. So often I meet people who want the cheepest offer. Well,
may not be the cheapest, but they are not the most expense and quite frankly they are the best. From my experience with other builders, no one comes close to the professionalism, the workmanship, the accuracy, and the courtesy of
. Yes I would use them again, but that is because this construction was the fifth time I have used them and would not hesitate to use them at any time for any work.

-Joan K.

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Local Articles in Reno

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.

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

Inspiration & Ideas

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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!
?
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 Reno

A

Rating
The crew was very professional. Work site was kept clean daily and all equipment and material stored behind the house
daily. Employees spent time reviewing the job and answering any questions asked.
- John T.
A

Rating
They gutted all the old kitchen completely. They removed walls, plumbing, electrical, and a window. Completely renovated the kitchen to my rental property. They did take a little longer that anticipated. But, when I saw the finished results it was well worth it!
- Gisselle X.
A

Rating
These guys know what they are doing.
Reno Home Builders Provider Name Locked
, Ellaina and Bill were on top of my situation the minute I called and knew exactly what I needed. After an initial phone conversation,
Reno Home Builders Provider Name Locked
and Bill came to the unit and did a quick inspection and made me a cash offer the next day. If I sold the property through a realtor, it would have taken months to get it done and at best I could have walked away with about $220.
Reno Home Builders Provider Name Locked
purchased the unit in five days, and I took home a certified check for $215k. They made the process completely painless and explained the entire situation to me along the way. They even took care of the probate issues and paid the closing costs, saving me thousands more.
- Stephen D.
A

Rating
We are very pleased with the workmanship and service of
Reno Home Builders Provider Name Locked
& Marble. They did the template and within just over a week the granite we chose was installed with precision and excellence. They took care of a small issue we had with promptness
quality, service and respectful understanding. The price and quality was excellent and
Reno Home Builders Provider Name Locked
took care to ensure we were satisfied to the fullest. We would certainly recommend this company to anyone seeking new countertops.
- Philip P.
F

Rating
They told us we would be out of our house for about four months and it turned into 18 months. It was a nightmare. We wound up having to fire them and had to have the work redone because the walls were crooked and doors were hung where you could not even shut the doors. It was horrendous. It was over $200,000 and then we had to pay to have the work redone. I do not take any stock in the Better Business Bureau because the Better Business Bureau backed them up 100-percent. I grade them F-minus overall. They are so bad that our insurance company refuses to do business with them. Our house is almost 4,000 square feet. When they had people in here working on our house, they only had two workers in here. I would tell people to run, stay away from them.
- Larry P.
A

Rating
Great Experience!! I had this company come out to inspect two leaks that showed after some bad weather. The roof wasn't very old, because I had just had it replaced two years prior with another company who wouldn't honor the warranty and eventually went out of business.
They sent out a man named Pat who inspected the entire roof and even went into the attic... I remember this because no other company did that. He recommended removing the entire roof and said he didn't want to do the work unless I agreed to remove everything. I remember this as well, because he was the ONLY company that demanded this. His reason was because he saw some rotting evidence in the attic. He said he couldn't give a warranty by just going over the other company's work. I'm glad I agreed because when the guys removed the lower section, there was wet and soft wood. I was fortunate that it was only the decking and not the trusses and mold just started and was easily removed. Oh...almost forgot...the other company didn't use something called Ice and Water
Reno Home Builders Provider Name Locked
which according to Pat was a code violation.
This company was on time and communicated with me the entire time. I am single and work during the day and Pat would call with updates while they were working. He told me everything that was a possibility to surface and then contacted me with the results... for instance, he mentioned that we may need to repair some wood and he took pictures and sent them too me while I was at work. I felt like I was right there. This company is like no other I've ever worked with. When I got home, one of the guys would explain everything that was done and even held the ladder so I could climb up and see. They left some extra shingles in case of weather damage in the future. They gave me a lifetime warranty and even gave me gutters on the front of my home. I mentioned to Pat that I had water getting into my basement and had a really big quote to get it waterproofed... guess what?... Pat gave me gutters for free on the front and that fixed the problem...saved me $12,000 in basement waterproofing... haven't had any issues and it's rained several times. This company is rare. They care about their clients...this was important to me since I am a single woman. I highly recommend
Reno Home Builders Provider Name Locked
.
- Nancy W.
A

Rating
Fantastic. They enclosed the carport which included several plus and a nice garage door and two windows. The high quality of work both internally and externally was top notch. You cannot tell it was added...two years after original construction. Great communication and provided us with timely updates. TJ and team did a great job. We are just thrilled and plan to use them for some other projects. I would highly recommend them as they are reasonable, honest and friendly which I have difficulty finding. Thank you we are so pleased.
- Hugh T.
F

Rating
This process began in January 2015, where we met with
Reno Home Builders Provider Name Locked
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
Reno Home Builders Provider Name Locked
, 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
Reno Home Builders Provider Name Locked
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
Reno Home Builders Provider Name Locked
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.

Home Builders in Reno, NV

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

Biale Construction LLC

PO Box 7278
Reno

Burke Roofing Inc

220 US Hwy 395
Washoe Valley

KASM Construction LLC

782 Divot Dr
Fernley

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