Read about how we did on a $2,000,000 reconstruction and painting project!

Please accept this letter as my highest recommendation of EmpireWorks Reconstruction and Painting. Over the past seven months, as a member of the Board of Directors for the Linda Vista Village Homeowners’ Association in Lompoc, CA, I have had the opportunity to work with EmpireWorks on a reconstruction project valued at over $2 million.

We contracted with EmpireWorks to perform a full siding replacement on thirteen 4-unit buildings, to replace trash enclosures and storage shed, and to apply a new waterproof decking system - the final step being preparing, priming, and painting. During these past seven months EmpireWorks has consistently demonstrated its commitment to the success of our project by its attention to detail on all phases; that includes schedules, quality control, safety, communication, and administration.

EmpireWorks made its first impression with the LVVHA Board of Directors with the submittal of its proposal. The company’s Regional Vice President, Ryan Kilpatrick prepared an extremely detailed proposal package that included pricing, terms & conditions, specifications, a notification process, schedule, references, and the company’s personal information. Ryan presented this package to the Board at our HOA meeting in a clear, understandable and very thorough manner. In doing so, Ryan demonstrated to us that he had an in-depth knowledge of his company, all of the products being recommended, and our community’s needs. We all knew that a project of this size and scope would require strong leadership. Ryan assured the board that his personal commitment to the success of the project would not stop at the signing of the contract. He assured us that he would be in it for the long haul. And he has remained true to his word.

Throughout the duration of the project, Ryan has maintained a hands-on approach. He attends and participates in our monthly HOA meetings during which he reviews in detail any out-of-scope change orders and the financial impacts that they may have.  Using the internal schedule initially provided in the proposal, Ryan also provides the members with updates on the major milestone events. As a homeowner and a Board member, I have encountered few individuals with a higher work ethic and desire to please the customer than Ryan Kilpatrick. From the very beginning, he has guided our Board through every step of the process. He listens carefully to our needs and concerns and is always available to address any issues and/or answer any questions anytime, day or night.

In addition to the excellent service Ryan has showed us, his Foreman, David Lee Glass and his crew have been outstanding. Throughout the project, the Board has received feedback from homeowners stating that the workers are always courteous and polite. They are respectful with no loud yelling or music. Daily start and finish times, as well as breaks and lunches are adhered to consistently. At the end of their shift, trash and debris are cleaned up from work areas. David and/or his Lead, Diego are on-site every workday and willingly address any residents issues or concerns real-time. Sign-off walks are scheduled regularly with a member(s) of the Board to ensure customer satisfaction.

In my opinion, there are several areas that make EmpireWorks stand out in its field: 1) Its commitment to customer satisfaction is a priority; 2) It’s ability to be proactive in its planning (particularly during inclement weather), to work-out solutions that will satisfy the customer’s needs and also be economically feasible; 3) It will not look for additional work for the purpose of adding costs to the project; 4) It is proactive in the supervision and enforcement of quality of work and of safety requirements; and 5) It’s accounting practices. I recently conducted an independent value-earned financial assessment of our project, which in turn validated the invoice costs being submitted by EmpireWorks. I would also like to add that, as a businessperson I am especially impressed with the level of financial knowledge Ryan has had throughout the duration of our project. He has demonstrated a propensity for cost detail that is not often seen at a V.P. level.

As of this date, our reconstruction and painting project is approximately 70% complete. The buildings that have been completed look awesome. No doubt, the work of Ryan and his team at EmpireWorks has added great value to each homeowner’s unit and to the overall condominium complex.

If you are in need of a property renovation company, I would highly recommend EmpireWorks Reconstruction and Painting.  You will not be disappointed.

Sincerely,

Nancy M.

Board of Directors

Linda Vista Village Homeowners’ Association

Beacon Property Management Reference Letter

"I have been working with Empire Works for a little over a year and the entire time, they have provided outstanding service." 

- Rancho Cucamonga, CA

Did You Hire a Qualified Contractor?

You have a process for hiring contractors which likely includes a pre-qualification screening of the contractor’s license.  After all, the first step to ensuring your contractor is qualified to work on your property is to verify his license.  

However, this relatively easy step becomes increasingly more complicated when the contractor you hired to work on your property hires a subcontractor to perform the work. 

A subcontractor is not an employee of your hired contractor.  As a result, the subcontractor needs to have his own business license because the hired contractor’s license does not include him or any other outside entity. 

Why is it important for the subcontractor to have a license?

Hiring a legally licensed contractor minimizes liability to the association because you can rely on higher quality work from a contractor who has processes in place to protect you.  When you hire a reliable contractor you minimize the chances of project delays upsetting your residents and safety violations leading to lawsuits, amongst other things. 

A licensed contractor is qualified to work on your property because he is required by the contractor’s state license board to abide by and follow a higher standard of work: “Licensed contractors must follow industry policies and standards that promote health, safety, and the general welfare of the public related to construction” (Scott Joseph, The Management Trust).

How do you know if your contractor hired a subcontractor?

Require the written disclosure, in your contract, of all subcontractors.  In addition, require the contractor to provide a list of all subcontractors and include in the contract that all subcontractors must be approved by the Management Company or Association.  The contractor is legally obligated to disclose this information to you. 

How do you verify a subcontractor’s license? 

The process to verify a subcontractor’s license is identical to verifying your hired contractor’s license.  To learn how  to verify a contractor's license, click here.   

Have more questions?  Contact us. 

Written by Cari Stark 

Preparing for the Estimator

When your property needs work done, painting or reconstruction, there are steps you will need to take before the work actually begins.  One pretty important step is the estimator coming to your property to properly bid the work.  Here’s what you can do on your end to ensure the estimator’s visit is an efficient one.

Before the estimate is done, you will meet with the contractor and do a pre-walk.  The pre-walk will allow the contractor to fully understand what you want done to the property.  This will enable him to thoroughly and accurately bid the job during the estimate visit.  

STEPS TO TAKE WITH YOUR CONTRACTOR BEFORE THE ESTIMATE IS DONE:

Firstly, be very specific with the contractor in terms of the scope of work you want done to ensure everything you want worked on is included in the bid.  Don’t assume that that contractor will know exactly what you want done.  Even if something seems commonsensical and should go without saying, mention it anyway.  This especially applies for any unique item you may have on your property, such as a fountain in the middle of the community.  If you want that fountain included in the bid, notify the contractor in advance.  This will ensure the estimator includes it in the bid rather than having to make multiple trips to the property for missed items.

Secondly, make sure the estimator will have access to the property.  Give the contractor the gate code, pool key, club house key, etc. before the visit to your property to give the estimate.  

STEPS TO TAKE WITH YOUR RESIDENTS BEFORE THE ESTIMATOR ARRIVES:

Make your homeowners aware that the estimator will be on the property.  This way the residents will not be wary of a stranger roaming the property.  

Ask your residents to keep their gates unlocked so the estimator has access to the yard or porch.  Remind the residents to lock all doors and windows to the inside of their home to ensure absolute safety.  

Inform your residents to lock up their dog.  The estimator will not likely enter the yard or porch if the dog is loose.  This is for the estimator and the dog’s safety.  If the estimator cannot access the yard, he cannot properly bid that area (this applies to prep work for painting and wood replacement for construction, mostly). 

After the estimate is complete, meet with the contractor again to inspect the bid. Review the bid thoroughly to ensure it is exactly what you want done.   If the scope of work is not precisely what you want tell the contractor immediately. 

Have more questions?  Ask us here.  

 Written by Cari Stark

Wood Replacement - The How-to For HOAs

If you have recently walked your property (either alone or with another board member), noticed damaged wood clearly in need of replacement, and became instantly overwhelmed, it’s understandable.  In fact, you’re probably not alone.  Just the mere thought of wood replacement can be incredibly overwhelming. It’s completely natural to think “how on earth am I going to handle this?”  The obvious solution is to hire the right contractor, but there’s a bit more to it than that.  Here’s the process you should most certainly follow when dealing with wood replacement.

Understand the Scope of Work

Sure, you’re not a contractor (or else you’d do the work yourself, right?) but that doesn’t mean you have to blindly rely on your contractor.  There are tools to help you understand exactly what’s going on.

It is important to meet with multiple contractors and get bids from each.  But before you do that, get a clear understanding of the scope of work to be performed.  Start by meeting with homeowners to figure out exactly what you want the focus to be in terms of scope of work.  This will help set clear expectations for the contractors once you meet with them which will ensure you get apples to apples bids from each contractor, which is what you want.  The best results derive from clearly explaining your vision to your contractor. 

Plan Early

To successfully communicate the desired scope of work to your contractor you must plan early.  Identify early what needs to be replaced (don’t worry about what you might be missing during your solo property walk, your contractor will catch the rest when he does a walk with you).   Keep in mind that it typically takes several months to get your scope of work put together.  Then, naturally, it will take the contractor time to review the scope of work you laid out for him and then a bit more time still to determine what in the scope actually needs to be done. 

Get Involved

Believe it or not, your involvement will have a huge impact on the success of the project.  Your involvement really shouldn’t be a huge inconvenience to you though, not if you plan ahead.  Once you identify the areas in need of wood replacement you can schedule a pre-walk with your contractor.  During the pre-walk, visit a couple of buildings and show the contractor the problem areas you have previously identified.  Doing a pre-walk with the contractor will allow his estimator to accurately identify exactly what you want done and bid the job accordingly once the estimator  visits the property.

After the estimator has completed the bid, do a final drop-meet with the contractor to inspect the bid and review the scope of work thoroughly to ensure it is exactly what you want done.   If the scope of work is not precisely what you want allocated to bidders, tell the contractor.

Set Hard Deadlines

If you do nothing else during your wood replacement project set hard deadlines.  When you set hard deadlines you create a clear understanding for payment schedules and general timelines.  This not only makes it easier for your contractor—believe it or not—but helps minimize tenant frustration during renovation. 

Pay Attention

Pay attention to your contractor and the work being performed.  One item you’ll definitely want to focus on is the materials your contractor wants to use.  For example, choosing a composite material versus a wood material may help transform a 35 year old building into looking like a brand new property.  After all, when a property looks young it appears relevant. 

Concentrate on funding methods.  Figure out ahead of time whether or not you can fund a project.  Is a renovation project in your budget or do you need a loan?  If you need a loan, figure out if you can even get one (and if the loan will cover the full cost of the project).  In the case that you cannot get a loan, ask your contractor if he offers a payment plan.  Talk to your contractor ahead of time about funding. 

Anticipate Changes

When you pay attention to the project you will feel in control and empowered.  However, it’s important to anticipate changes.  Not to worry, though, because the closer attention you give your wood replacement project, the better you’ll understand the changes and in turn, the more capable you will be to handle the changes.

A qualified contractor will want to limit change orders (EmpireWorks certainly does). However, realistically change orders will pop-up during construction. If you realistically anticipate approximately 10-15 percent change orders, you’ll be ahead of the game.  For instance, problem areas could hide from the estimator from the ground level while other problem areas may become exposed after your contractor has begun pressure-washing the building.  To ensure the job looks great, some change orders will be necessary along the way.  You will continue to feel in control of your renovation project if you expect and accept these necessary changes.

Hire a Qualified Contractor

You want your wood replacement project to go as smoothly and perfectly as possible and that’s why you plan to invest your own time into the project.  So why would you hire an unqualified contractor?  Again, you don’t have to blindly trust a contractor.  Sure, the contractor claims to be qualified, but is he?  There are tools for you to figure this out on your own. 

The contractor you hire should have liability and workers compensation insurance because this will minimize liability to the association.  But for Pete’s sake, don’t take the contractor’s word for it. Verify his qualifications on your own. Ask to review the insurance certificate, make sure it’s still valid, and make sure it’s not going to expire soon. Also, hire a contractor whose crew consists of employees. This will help avoid having subcontractors (or independent contractors) working on your property.  If you do decide to hire a company who uses subcontractors, make sure you verify the sub’s qualifications in addition to the contractor you hired.  And naturally, check the contractor’s references.  Ask the contractor to see previous work they’ve done.  Any contractor worth his salt will have plenty of references to show you and the qualified contractor will easily provide you with references of recent projects they’ve done.  

Have more questions?  Click here to send us a question online.   

 Written by Cari Stark