Posted:
Unfortunately, the posting rules prohibit mentioning specific company names. I will suggest the following (and some of this is helpful for any HOA board considering contractors for a specific project or maintenance). You may already know this stuff, but you'd be surprised how many people run into trouble because they didn't do one or more of the following:
1. If your home is in a HOA community, find out if you'll need prior approval from the association for any exterior changes. Note I said PRIOR - if you don't that approval first, the association may require that you redo the work to the community standards at your expense. Prior approval IS NOT going to one board member and asking permission. Find out what the process is (usually, you make a written request) and follow it - if permission is granted, get it in writing with a date.
2. To find a contractor, you could ask your new neighbors (a great way to introduce yourself!) or just Google garage repair, home improvement - something that could pull up contractors. Checking out local sources like the Better Business Bureau is another option. Sometimes, you'll look up a company and find online reviews - read them.
3. Depending on how extensive your repairs are, I would suggest picking at least three contractors who can come out, take a look at the garage and give you an estimate.
4. Don't pick someone based solely on price - do your due diligence before you make a selection. If you find a prospect, check out their complaint history (that should also be available through the BBB or consumer protection office at your state Attorney General's office). You don't have to dismiss someone simply because there may be complaints - that's part of being a business. You want to see if they responded to complaints in a timely manner and what they did to resolve them, and what type of complaints were made (e.g. didn't finish the project on time).
5. Ask for references and check them - better yet, if you can visit the site of the previous job(s), to see the work, do it.
6. Insist on a written contract and READ IT before you sign. Ask questions about anything you don't understand - if you don't understand it, don't sign it. The contract should list start and end dates, how changes are to be handled, an itemized list of materials, who cleans up the work area, who gets the building permit (if appropriate), and a description of exactly what the contractor will do.
7. If you will need a building permit, make sure you see it before the work begins. It's also a good idea to check if the contractor has a current performance bond. That way, if the work isn't up to code, you can file a claim against the bond to get another contractor to finish the job.
8. If subcontractors are to do any work, the contract should have language releasing you from all liens. Otherwise, they'll come after you if the main contractor doesn't pay them.
9. Never pay more than 20% of the bill in advance, otherwise there's no incentive for the contractor to compete. If he/she is a decent businessperson, they should have a good idea how much the work will cost and not underbid. This doesn't mean they won't run into something that may require more work and possibly money, but that's why the contract should address those issues. If you go for the lowest bid, you may end up with the contractor saying "I can't/won't finish the project unless you give me more money."
Instead, you might pay 20% at first, then another percentage halfway through and the rest upon completion - after you've inspected the work, the work area has been cleaned up and you've been released from any and all liens from the subcontactors (which there shouldn't be if your contract addressed that in the first place.)
Good luck!
If it is not right do not do it; if it is not true do not say it. Marcus Aurelius