Wondering how many folks here only hire licensed/insured folks to work on your rentals?

Insured? yes.

A few tips from a licensed contractor:

a) Just because someone has a "contracting license", does not guarantee much. You must hire the contractor having a license in the "Trade" you are seeking. Next you have to have a written contract for any work costing over $500. With out a contract you can not prove the contract didn't do what you hired him for!

b) Now that you are ready to hired a contractor in the trade you are seeking AND have a well written ESTIMATE showing:

a) The starting and completion date

b) Scope of work

c) Materials provided

d) Complete description of the job.

Not, "Install New Carpet"!

Instead, "Remove and haul away old carpet and padding. Replace any defective tack stripping. Clean old flooring-Vacuum. Install new 1/2" foam padding. Install new carpeting, type xxx. Install all new thresholds.

e) Price

Then before giving the contractor the job and asking for a contract you need to check up and see:

1) If the licenses is current and active in good standing

2) The contractor has the proper insurance, bonding and workers comp coverage for his employee's.

3) Recommendations

4) Business License to operate in your city.

When I bid on a job some time ago, the consumer asked all of the right questions. I had licenses in all trades of the job. Liability insurance. Workers Comp insurance. A license Bond and all great recommendations. BUT my price was not the cheapest. Because I provided "insurance and workers comp, my costs for my employee's was 50% higher than non-licensed workers. I was asked if I could lower my price.

So I told the homeowner if we used his Fire/Liability policy to cover my employee's, have them work under his direction, I could lower the price....The owner said, "I don't want to take the risk if your employee's get hurt -- the medical cost could be millions". I replied, right, that's why I have insurance and charge a few bucks more...

Although I do most work myself or with full time maint man when it comes to AC installs--- compressors or whole ac units-- I have a licensed man do it. Not that I can't. I

have all the special solder (silver solder) and torches. The cost of units and failure of new units is a little higher on HVAC stuff so to be sure not to lose any warranty-- I need the license. If there's a failure you have to supply license number on warranty claim.

Haha. Licensed for what? I've seen full time contractors mess stuff up and have had to correct them myself.

The license is revenue for the state & control for local municipalities and insurance companies., means nothing about craftsmanship. No license, no inspection or insurance coverage.

I do all I can myself but have tried to get in the habit of checking license and insurance on hired labor. It also depends on the job.

6 bye freon 12 was used but to install the system I needed a FAA mechanics license. Called an A&P airframe and powerplant license. When i went to the mafor a/line I'm not sure I can remember what the freon type was but the A&P license was qualified to buy it.

Laura,

You are correct. Licensed protects YOU. A local LL friend had a house fire in his rental. Res got hurt but not dead.

Cause: Improper wiring. The prosecutor was going to fry him.

Luckily he could prove he paid a licensed electrician AND had had an approval by the building inspector.

I just cannot afford licensed for every project. Just elec, plumbing, and HVAC remodels.

BRAD

We use licensed/insured actual small companies for plumbing, electrical and HVAC if the place is occupied, or when we are going for a permitted change of use for a place (turning a garage into an ADU, for instance.)

Thank you myob.

That is interesting that you can use that for home HVAC systems. That worked out well for you.