Questions to Ask a Structural Repair Contractor

Who is assessing the condition, and how thoroughly?

Sagging floors, cracked walls, doors that stick, a bowed basement wall or a beam that looks undersized all have possible causes that range from minor to serious. The first conversation should establish what will be examined, by whom and with what output. Ask whether the visit is a contractor's observation, a structural engineer's evaluation or both, and whether you will receive a written report with the findings, likely causes and recommended next steps.

Photos are useful for preparing a visit, but they cannot establish a cause. Some conditions need more investigation, such as opening a ceiling, checking framing below a floor, monitoring a crack over time or bringing in a geotechnical or other specialist. Ask what the assessment includes and what it would take to answer the open questions.

Who designs the repair, and how are credentials verified?

A repair contractor builds a solution; an engineer or architect designs it when design is required. Fairfax County defines a registered design professional as a Virginia-licensed architect or professional engineer, requires unique structural designs to carry that professional's seal, and allows the building official to require sealed drawings for any project. Ask whether your repair needs a sealed design, who will prepare it, and whether that person is hired by you or by the contractor.

Verify each credential against the role it supports. A contractor's license shows the business is licensed to perform contracting work; it does not prove engineering qualifications. Virginia DPOR advises homeowners to deal only with licensed contractors and to check license status and any past disciplinary actions through its License Lookup. Look up the engineer or architect as well, and confirm the license names match the people and companies on your paperwork.

Source: Fairfax County: Signed and sealed drawings

Source: Virginia DPOR: Hiring a contractor (including License Lookup)

What does the written scope actually include?

A strong structural repair proposal is tied to the assessment or design that justifies it. It names the problem being fixed, references the report or drawings, and lists the work: access and protection, temporary support or shoring, removal, the repair itself, utility relocation, inspections, and restoration of the finishes that were opened. Ask what is excluded, such as finish flooring, painting, landscaping or work on the cause if it lies elsewhere, such as drainage.

Be wary of proposals that describe only a product or a method without connecting it to a diagnosis. Two contractors can propose very different repairs for the same symptom, and the difference is often in the assumptions about the cause. Ask each to explain what the repair addresses and what would happen if the cause turned out to be different.

Who obtains permits and coordinates inspections?

Structural work is permit work. Fairfax County's residential alteration process distinguishes projects that involve structural changes, and its guidance strongly recommends that a properly licensed contractor obtain the permit as the responsible party. The permit holder must schedule required inspections, and the county groups related inspections on the same day, so the person scheduling them needs to know when each stage is ready.

Virginia's contractor regulations require residential contracts to include the contractor's assurance that it will comply with local permit, inspection and zoning requirements, and they list failing to obtain a required building permit or inspection as a prohibited act. Put the name of the applicant and the person responsible for inspections in your contract.

Source: Fairfax County: Residential addition and alteration permits

Source: Fairfax County: Building and trade inspections

Source: Virginia Administrative Code 18VAC50-22-260: contract requirements and prohibited acts

For the permit process: Fairfax County remodeling permits: a homeowner planning guide

How are changes and discoveries approved?

Structural repairs are more likely than most projects to uncover something unexpected once walls, floors or ceilings are opened. Ask how a discovery is handled: who documents it, whether the engineer reviews it, how the price and schedule change is presented and who approves it before work continues.

Virginia's rules call for written change orders signed by both the homeowner and the contractor for changes to an existing contract. A clear answer to this question, in writing, is one of the best signs that a contractor runs an organized project. Be cautious about any arrangement where extra work proceeds on verbal approval.

Source: Virginia Administrative Code 18VAC50-22-260: contract requirements and prohibited acts

What experience and warranty can be shown?

Ask for examples of similar repairs, ideally with the type of problem, the repair approach and how the finished work was inspected. A list of addresses or a gallery of photos is less useful than an explanation of the decisions made. If possible, speak with a past client about communication and how surprises were handled.

Get every warranty in writing. Virginia DPOR advises homeowners to get all guarantees, warranties and promises in writing, to insist on a detailed contract with agreed start and finish dates, and to obtain written estimates from at least three contractors with an explanation of why prices differ. For structural repairs, ask what the warranty covers, for how long, what would void it and whether it transfers to a future owner.

Source: Virginia DPOR: Hiring a contractor (including License Lookup)

Payment terms to look for

Virginia DPOR suggests limiting the initial deposit to no more than 10 percent of the contract or $1,000, whichever is less, unless custom-made or special-order items are required, in which case it suggests no more than 30 percent. It also recommends tying progress payments to completed work and not paying the full balance until the work is complete. Be cautious of anyone who pressures you to decide immediately, asks for the entire payment up front or only accepts cash.

Source: Virginia DPOR: Hiring a contractor (including License Lookup)

What happens after the first consultation?

Before you leave the first meeting, you should know the next step and who owns it: a written evaluation, an engineer's visit, a proposal or more investigation. Ask how long each step usually takes and what you need to provide, such as previous inspection reports, repair records or home purchase disclosures.

• Who will assess the problem, and will I get a written report?
• Does the repair need an engineer's design or seal, and who provides it?
• Which licenses apply, and have I verified them with DPOR?
• Does the proposal reference the assessment or design it follows?
• Who applies for the permit and schedules inspections?
• How are discovered conditions documented and approved?
• What finishes will be restored, and what is excluded?
• What does the written warranty cover, and for how long?

Next step: Talk with Graves about structural repair planning