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"We were pleased with the stucco job, except the contractor did not pass on to the stucco crew that a certain area of the stucco needed to stay the same (or close" to the same) color as the house. It was almost $4,000 for the small wall and accent areas to be done. That seemed excessive, but I have nothing to compare it to. The contractor's painter did a poor job with staining the gate. He used several different stains on it and none of them matched the front door. He did not remove the hardware from parts of the gate and he applied the staining products over the hardware. The hardware that he did take off, he put on backwards and left unsightly dents when the hardware was properly installed by us (he never repaired those unsightly dents). He lost one of the pins from the gate hinges. He did not sand the door properly on one side of the gate and it created a rough, unfinished appearance. Mr.
reviewed the work and said it was the best that could be done. After insisting that it needed to be done correctly, the painter was able to make the gate look somewhat presentable and match the front door. The painter replaced the hinge pin he lost with one that was too short and he acted like it was no big deal. We requested that he replace it with one that is the proper length and he agreed to do so. He has not replaced the pin as of this date. We asked that the outside of the front door be restored to the same condition as inside of the front door. He assured us that it could be done. He put on a lighter stain with a different
. The night before he painted the trim on the front door there was a significant rain storm. We told the painter that it had rained and the that the wood was probably wet. We asked him if it was ok to paint on the wet wood. He disregarded our concern and painted the trim. Within two days the paint started to bubble and peel off. We asked Mr.
to look at it. He made excuses for the painter saying that he may have not known that it was wet. We informed Mr.
that his painter was informed of it prior to him painting it. Mr.
informed us that he would "keep doing it until we were happy". That, by the way, was insulting because he seemed to imply that we were too picky or we were the problem. All we wanted was for the job to be done correctly and he did not seem to have the high standards and quality control of his previous reputation. The cost of the painter was almost $1000. I would have paid the same amount not put up with the grief involved with the whole process. We gave Mr.
the name and number of a person who puts on storm doors. He had worked with Mr.
before. Mr.
said he had some people that could do it, so we trusted him. The people who came to install the storm door were cabinet makers and they had never installed a storm door before. They said it couldn't be done. When we informed them how it could be done, they were able to hang the door. The storm door was not centered on the posts. There were significant gaps between the storm door and the front door frame. The cabinet makers made a few adjustments, filled most of the gaps with wood, but it was still off center. We asked Mr.
to look at the work. He said that it was the best that could be done. After much discussion, the cabinet makers said they could make it even on the post if they move it over a little. They did move it and it looked good, but the storm door was getting stuck on the threshold. They had to come out a third time to fix the door. In the process of fixing their mistakes, the storm door obtained some minor scratches and dents. Mr.
did "waive" the $275 installation charge, but we still had to deal with supervising the cabinet makers, insisting that it could be done correctly, and we were left with a dinged up door. The name and number of the storm door installer we gave Mr.
only charged $75 for an installation and it took less than an hour for him to install it. Mr.
's cabinet workers took over a week to finally get it right, damaged our storm door, and it was going to cost us almost triple the amount. Mr.
is a nice man with a good heart. His stucco crew was outstanding. I believe Mr.
should have been supervising the job closer and making his workers do the job right. We should not have had to do Mr.
's job. His painters and storm door "installers" needed to be held accountable for their poor work. I felt we paid too much for the painter, but we settled the bill because the whole project had dragged on for over a month and we did not want to deal with the frustration of it anymore. There were some communication issues that were bothersome as well.

-Travis W.

"Our home was really missing a modern/urban style kitchen. We called Advanced and they had great communication over the phone and in person. Their strong sense of" dedication was apparent right from the start. The ABC team was able to give us a beautiful kitchen. We got high quality service and at the end of the project we were extremely pleased with the work we received.

-Michelle W.

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Local Articles in Old Lyme


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Angie's Answers

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.
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).

"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


Old Lyme Home Builders Provider Name Locked
went out of the way to provide a finish carpenter when time was of the essence. I contacted them with a need to install some wood that required measuring, cutting and installing. Their carpenter was neat, professional, courteous, timely and had an eye for detailed work. Beautifully completed. Thanks so much.
- Christopher J.

As above. Whole job took them 4 full days (they also had to remove the older flat roof before framing the new one).
Team worked from 7AM to 5PM, and part of Saturday. Very professional. Friendly, tidy, quiet, competent.
(I've had other work in the past by OTHER construction companies who could stretch a 1-week job into a 6-month job, and in some cases had an 'attitude' problem). My wife and I were so pleased (and pleasantly surprised) that this company was so professional and agreeable to work with. They kept us (and the Building Department inspector) informed of every step.
In the future we'll never hire any other builder than
Old Lyme Home Builders Provider Name Locked


We referred to
Old Lyme Home Builders Provider Name Locked
Old Lyme Home Builders Provider Name Locked
Perumean by friends of ours whose home had recently been remodeled by
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. He had done a great job with their home and we knew ours needed extensive work 30 years of original home décor.
Old Lyme Home Builders Provider Name Locked
was professional and courteous. His prices were fair as were those of his contractors. His quotation was accurate and although we ran into typical construction issues, extra money that had to be paid for changes was due to truly unexpected matters.
Old Lyme Home Builders Provider Name Locked
's subcontractors were reliable and he was on the job regularly to supervise. He was very interactive with us and was careful to make sure he understood exactly what we wanted. The quality of the remodel was top notch. While we spent some money on some important aesthetic issues, we tried to keep our costs in check and
Old Lyme Home Builders Provider Name Locked
was valuable in this regard as well, helping us with materials that looked good and were durable but which were not outrageously priced. The remodel transformed the house and added significant value. Our experience with
Old Lyme Home Builders Provider Name Locked
was such that we hired him again several years later for a small project which also was completed on time and within budget and was high quality without being high cost.
Old Lyme Home Builders Provider Name Locked
is an honest guy who takes pride in his work and in satisfying his clients.
Old Lyme Home Builders Provider Name Locked
also referred us to a couple subcontractors for some work that made sense for us to handle directly and those subcontractors were very good as well. We are glad
Old Lyme Home Builders Provider Name Locked
is out there and we'd hire him and
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- Eric B.

Old Lyme Home Builders Provider Name Locked
was our lead though we met both brothers.
Old Lyme Home Builders Provider Name Locked
crawled under the house himself and found things even the inspector didn't. His experience and
Old Lyme Home Builders Provider Name Locked
were very impressive. Character beyond reproach. A pleasure to work with. Wish we had found him years ago.
- Margaret R.

They arrived at the time that they said they would. They were very careful to not scratch floors or bang walls while going in and out of the house with the trim pieces or while installing the ceiling fans. They were very careful to cover everything in their work space. They were precise with measurements...measuring twice and cutting once. Very knowledgeable and helpful while making decisions.
- Patricia V.

Construction went very well. The owner of
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Old Lyme Home Builders Provider Name Locked
Prillwitz, is very conscientious and does excellent work. I am an older single lady and he patiently answered my questions and I thought he was fair on his prices and very professional. He performed the work in a timely manner and I definitely would recommend this construction company if you need any remodeling or new construction.
- Ginger M.

Went great.
Old Lyme Home Builders Provider Name Locked
and his crew spent hours under our cabin, sometimes in very restricted spaces and on the ground, to
Old Lyme Home Builders Provider Name Locked
up, resupport and level this remodled structure. This is a 1938 cabin with two additions that were added to it. Complicating matters the main cabin was not level each time an addition was built(bedrooms and a screened porch).
Old Lyme Home Builders Provider Name Locked
did a great job balancing the situation so that all of the doors and windows would work. Also had to sueeze in an extra header due to a remodeling mistake years ago. Some spots went up 4-5 inches and it was a
Old Lyme Home Builders Provider Name Locked
that none of the cedar siding buckled. He also came back , free of charge, 3 months later to check on any shifting and to resupport the kitchen area where heavy appliances made the floor bouncey.
Old Lyme Home Builders Provider Name Locked
estimate was $2500 but final tally was $2000......two other companies bid $4000 and $6000 and where very hard to get in touch with. Him and his crew were always plotie and good natured. I was very lucky to find him through a lumberyards website.
- mark P.

Old Lyme Home Builders Provider Name Locked
, the owner, did the install. He was extremely professional, detail oriented and did a fantastic job! He took the time to explain everything he was doing and answered all my questions about the install and after care.
- Margaret S.

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!


2519 10th Street

A L Contracting, LLC

436 New London Turnpike

A Plus Construction LLC

252 E Main St
Jewett City

ABCR Solutions

P.O. Box 512
Old Mystic

Above & Beyond Contractors

180 Cook Hill Rd.

Accutech Home Improvements, LLC

7 Corporate Dr
North Haven


Old Lyme

Advanced Improvements LLC

61 W Main St


Quaker Hill


33 N River Ln

American Remodeling

19 Green Field Ln
North Haven


Gales Ferry


41 Sullivan Rd
Jewett City

Behrmann Builders

417 Kemp Rd.



Better Built Basements LLC

229 Christian Ln

Blue Mill Construction

239 Williams Street
New London

Bouchey Builders LLC

84 Ridge Hill Rd

Bungalow House, LLC

225 Boston Post Road #124
East Lyme


Old Lyme

Burton Home Improvement

P.O. Box 1024

Caulkins Design & Building

5 Freedom Way

Colonial Contracting, LLC

161 Babcock Road
North Stonington

Connecticut Basement Home Remodelers

P.O. Box 264

Connecticut Home Network, LLC

116 Wawecus Hill Rd

Connecticut Valley Homes

128 Boston Post Rd.
East Lyme


24 Old Oak Rd

Didonato Building & Remodeling

20 Clinton Hill Rd



Gene McAllister Builder, LLC

473 Fabyan Rd
North Grosvenordale

Girard's General Contracting LLC

12 Crocker Hill Rd.


144 New Road

Ground Up Construction

18 Cleveland street

Heroux Construction

827 Margaret Henry Rd


Old Lyme

Holtzworth Home Improvement

81 Norwich Salem Tpke

Home Elements LLC

455 Levita Road

Independent Mechanical

PO box 304

J Davis llc Remodeling

PO Box 375

jeremy hill builders

99 Jeremy Hill Rd


Old Lyme

JPW Building, LLC

257 Water Street

JRS Custrom Interiors

25 Prospect St



K and N General Contractors,LLC

53 Mains Crossing Rd
North Stonington

K. Perkins Contracting

23 Braman Rd

Klewin Construction

18A Stafford Street

Kodiak Steel Homes

9748 Maumelle Blvd

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

64 Bushnell Rd
Jewett City




Old Lyme


Old Lyme

MAJ Remodeling LLC

17 Deerfield Rd

McCutcheon Building & Remodeling

32 Myrock Ave

Michael Mish Construction

7 Hazelwood Dr

mj shippee remodeling

532 Cook Hill Rd

Monahan Plumbing

P. O. Box 1089

MPL Construction llc

325 phoenixville rd

MRD Remodelling LLC.

59 Hartford rd

Mystic River Building Company

167 New London Tpke

New England Traditions

262 Derry Hill Rd

New Hope Carpentry

58 May Street

North American Building Inc

100 Putnam Rd

OC Additions & Remodeling

59 Constitution St

One Stop Builders

16 Lincoln Ave
New London

Perry Designs LLC

192 Tater Hill Rd
East Haddam

Peter Milner Construction

610 Pendleton Hill Road
North Stonington


Old Lyme


Old Lyme

Rick Caulkins Builder

5 Somerset Lane
Old Lyme


Old Lyme


348 Orchard Hill Rd
Pomfret Center

Rossetto Builders, Inc.

87 Old North Rd

Select Construction LLC

82 Cross Road

Sevigny Custom Barns

47 Starr Road

Simonds & Co LLC

4 Broadway Ave

Simplex Industries

1 Simplex Dr.

Solomon Line Construction LLC

PO Box 3154


1100 Norwich New London Tpke Ste 4

Tetlow Builders LLC

13 Reuven Dr

The Cooper Group

25 White Rock Road

Tile America - New London

531 Broad Street
New London

Trim Solutions LLC

PO Box 739
East Windsor

Trudeau Home Improvement

20 railroad ave

Uplands Construction Group, LLC

183 Providence New London Tpke
North Stonington

UpRite Construction

4 Watson Road


67 Washington Ave
Old Lyme


61 Miner Ln

Yankee Remodeler of New London Inc

95 Truman St
New London

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