Alright, you're looking to get some stucco work done on your home here in San Bruno. Maybe it's a repair, maybe a whole new exterior. It's a big investment, and you want it done right. I've seen my share of good work and plenty of bad work over the years. So, let's talk about how to pick a contractor who'll actually deliver.
What to Ask Potential Stucco Contractors
When you've got a few names, don't just ask for a price. You need to dig a little deeper. Here are the questions I'd be asking if it were my house:
- Are you licensed and insured? This isn't optional. They need a C-35 Lathing and Plastering contractor's license from the CSLB. Ask for their license number and verify it online. They also need general liability and workers' comp insurance. If they don't have both, walk away. Period.
- How long have you been doing stucco? Experience matters, especially with the specific challenges we face here, like the damp air coming off the Bay or homes built on fill dirt that can settle. A contractor who's only done a few jobs isn't going to know the nuances.
- Can you provide references? And don't just take their word for it. Call those references. Ask about communication, timeliness, cleanliness, and if they'd hire them again.
- What's your process for surface preparation? This is huge. A good stucco job starts with excellent prep. Are they cleaning the surface? Repairing any sheathing? What kind of paper and lath are they using?
- What kind of stucco system are you proposing? There are different types – traditional three-coat, one-coat, synthetic (EIFS). Each has its pros and cons. They should be able to explain why they're recommending a particular system for your home and local climate.
- How do you handle unforeseen issues? Sometimes you uncover dry rot or structural damage once you start tearing into a wall. A good contractor will have a clear process for communicating these discoveries and getting your approval before proceeding.
- What's your warranty? Get it in writing. What does it cover? How long does it last?
What to Look for in a Stucco Quote
A quote isn't just a number. It's a breakdown of the work. Here's what a good one should include:
- Detailed scope of work: It should clearly state what's being done. Is it a repair? A full re-stucco? How many coats? What kind of finish? What about trim, windows, and doors?
- Materials specified: They should list the brands and types of stucco, lath, paper, and any other materials they plan to use.
- Timeline: A realistic start and end date.
- Payment schedule: Usually, there's an initial deposit, progress payments, and a final payment upon completion and your satisfaction. Be wary of anyone asking for a huge upfront deposit.
- Cleanup plan: How will they protect your property and clean up the site daily and upon completion?
- Permits: For significant stucco work, you'll need a permit from the City of San Bruno. The contractor should handle this or at least guide you through the process. Make sure it's included in the quote or explicitly stated as your responsibility.
Red Flags to Watch Out For
You'll spot these if you're paying attention:
- No license or insurance: We already covered this. Big red flag.
- Cash-only deals: This is a classic sign of someone trying to avoid taxes and regulations. It leaves you with no recourse if things go wrong.
- High-pressure sales tactics: