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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 Old Lyme

Homebuilders

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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 Old Lyme

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
Old Lyme 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
Old Lyme Home Builders Provider Name Locked
Fleres of
Old Lyme Home Builders Provider Name Locked
when my Electrician,
Old Lyme Home Builders Provider Name Locked
Poecker recommended him for some "minor" framing.
Old Lyme 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
Old Lyme 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
Old Lyme Home Builders Provider Name Locked
do the tile floor in our foyer. Once all of this work was completed, I asked
Old Lyme 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!
Old Lyme 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,
Old Lyme 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.
Old Lyme Home Builders Provider Name Locked
And
Old Lyme Home Builders Provider Name Locked
C.
- Joseph C.
A

Rating
Old Lyme Home Builders Provider Name Locked
was very responsive when I requested an estimate. When we scheduled the work to be done,
Old Lyme 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
Old Lyme 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.
Old Lyme Home Builders Provider Name Locked
and his assistant were very courteous and professional.
Old Lyme 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
Old Lyme 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
Old Lyme 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
Old Lyme 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
Old Lyme Home Builders Provider Name Locked
provided
Old Lyme Home Builders Provider Name Locked
Askew, master electrician, of KLA Electrical Services and his assistant,
Old Lyme 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.
Old Lyme Home Builders Provider Name Locked
answered all of my questions in plain English rather than techno-speak, an ability greatly appreciated by this homeowner.
Old Lyme Home Builders Provider Name Locked
and
Old Lyme 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
Old Lyme 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
Old Lyme Home Builders Provider Name Locked
to all.


- Julie M.

Home Builders in Old Lyme, CT

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

A L Contracting, LLC

436 New London Turnpike
Norwich

A Plus Construction LLC

252 E Main St
Jewett City

ABCR Solutions

P.O. Box 512
Old Mystic

ACOR

72 COVE RD
Old Lyme

Advanced Improvements LLC

61 W Main St
Mystic

ALL TRADES

Quaker Hill

AMERICAN DRYWALL LLC

33 N River Ln
Danielson

American Remodeling

19 Green Field Ln
North Haven

ARTISTIC HOME IMPROVEMENT

70 WHALEHEAD RD
Gales Ferry

BAZINET LLC

41 Sullivan Rd
Jewett City

Behrmann Builders

417 Kemp Rd.

BENEDETTO PAINTING & HOME INPROVEMENT

133 MILFORD POINT RD
Milford

Better Built Basements LLC

229 Christian Ln
Berlin

Blue Mill Construction

239 Williams Street
New London

BROM BUILDERS INC

207 WEST TOWN ST
Norwich

Built Right Home Solutions LLC

639 Research Pkwy
Meriden

BURD BUILDING CO

8 VISTA DR
Old Lyme

Burton Home Improvement

P.O. Box 1024
Waterford

Caulkins Design & Building

5 Freedom Way
Niantic

CHESTER CONSTRUCTION LLC

3 Salt Kettle Ln
Old Lyme

Colonial Contracting, LLC

161 Babcock Road
North Stonington

Connecticut Home Network, LLC

116 Wawecus Hill Rd
Bozrah

Connecticut Valley Homes

128 Boston Post Rd.
East Lyme

DirectBuy of Indianapolis

8450 Westfield Blvd

GARY M VACCA BUILDING CONTRACTOR

9 COGGSWELL ST
Pawcatuck

Gene McAllister Builder, LLC

473 Fabyan Rd
North Grosvenordale

Girard's General Contracting LLC

12 Crocker Hill Rd.
Ledyard

GO2DUMP LLC

144 New Road
Thompson

Halleigh Electric

231 Hoxie
Lebanon

Heroux Construction

827 Margaret Henry Rd
Sterling

HILLSIDE HOMES

88 BOSTON POST RD
Old Lyme

Holtzworth Home Improvement

81 Norwich Salem Tpke
Oakdale

Home Elements LLC

455 Levita Road
Lebanon

Independent Mechanical

PO box 304
Uncasville

J Davis llc Remodeling

PO Box 375
Niantic

jeremy hill builders

99 Jeremy Hill Rd
Stonington

JOSEPH E MACHNIK LLC

7 STONELEIGH KNLS
Old Lyme

JPW Building, LLC

257 Water Street
Canterbury

JRS Custrom Interiors

25 Prospect St
Putnam

JULIUS GONSALVES & SON

78 MIDDLE RD
Preston

K and N General Contractors,LLC

53 Mains Crossing Rd
North Stonington

K. Perkins Contracting

23 Braman Rd
Waterford

Klewin Construction

18A Stafford Street

L.P. Alice Contracting Services L.L.C.

64 Bushnell Rd
Jewett City

LOWE'S

167 WATERFORD PKWY N
Waterford

MACHNIK BROTHERS INC

125 MILE CREEK RD
Old Lyme

MACHNIK CONSTRUCTION CO INC

6 MACHNIK DR
Old Lyme

MAJ Remodeling LLC

17 Deerfield Rd
Waterford

McCutcheon Building & Remodeling

32 Myrock Ave
Waterford

MHI Building & Remodeling

60 Scotland Rd
Chaplin

Michael Mish Construction

7 Hazelwood Dr
Baltic

mj shippee remodeling

532 Cook Hill Rd
Danielson

Monahan Plumbing

P. O. Box 1089
Waterford

MRD Remodelling LLC.

59 Hartford rd

Mystic River Building Company

167 New London Tpke
Mystic

New England Traditions

262 Derry Hill Rd
Uncasville

New Hope Carpentry

58 May Street
Fairfield

North American Building Inc

100 Putnam Rd
Dayville

NVR Inc

11700 Plaza American Dr

On The Fly Computer Guy

138 Main St
Somers

One Stop Builders

16 Lincoln Ave
New London

Perry Designs Llc

192 Tater Hill Road
East Haddam

PL MOUNTZOURES INC

57 FOUR MILE RIVER RD
Old Lyme

Remodeling Second Opinion

106 W Sunnybrook Dr

RICHARD AMES INC

70 HALLS RD
Old Lyme

Rick Caulkins Builder

5 Somerset Lane
Old Lyme

RJA CONSTRUCTION

1 STONELEIGH KNLS
Old Lyme

Rolyn Companies, Inc.

5706 Frederick Ave

ROSE CONSTRUCTION

348 Orchard Hill Rd
Pomfret Center

Scandinavian Log Homes

1861 NE 146 Street

Select Construction LLC

82 Cross Road
Chaplin

Sevigny Custom Barns

47 Starr Road
Thompson

Simonds & Co LLC

4 Broadway Ave
Mystic

Simplex Industries

1 Simplex Dr.

T M BUILDERS LLC

1100 Norwich New London Tpke Ste 4
Uncasville

Tetlow Builders LLC

13 Reuven Dr
Ledyard

Tile America - New London

531 Broad Street
New London

Trudeau Home Improvement

20 railroad ave
Plainfield

UpRite Construction

4 Watson Road
Quinebaug

VILLAGE GENERAL CONTRACTORS

67 Washington Ave
Old Lyme

www.topsoildirtcheap.com

61 Miner Ln
Waterford

Yankee Remodeler of New London Inc

95 Truman St
New London

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