So, you need some stucco work done. Maybe it's just a repair, or a full re-stucco job, or maybe you're adding on to your home. Whatever the project, picking the right contractor is probably the single most important decision you'll make. Get it wrong, and you're looking at headaches, extra costs, and a job that just won't hold up. Get it right, though, and you'll end up with a beautiful, durable finish that protects your home for years to come.
I've been in this business a long time here in Davis, and believe me, I've seen it all. Good work, bad work, and everything in between. Here's my practical advice on how to find a solid stucco contractor and, just as important, how to steer clear of the duds.
Start with the Basics: Licenses, Insurance, and Experience
Before you even get into the nitty-gritty details of the job, you need to make sure the contractor is legitimate. This isn't optional; it's non-negotiable. You wouldn't let a surgeon operate without a license, right? It's the same principle here.
- License: In California, a stucco contractor needs a C-35 Lathing and Plastering license. Don't just take their word for it. Go to the CSLB (Contractors State License Board) website and look them up yourself. You can search by license number or the contractor's name. Make sure it's active and that the name on the license matches the business you're talking to.
- Insurance: They need two main types of insurance: Workers' Compensation and General Liability. Workers' Comp protects you if one of their crew members gets hurt while working on your property. Without it, you could be liable. General Liability covers damage to your property or even a neighbor's property if something goes wrong during the job. Ask for certificates of insurance directly from their insurance provider, not just a copy the contractor hands you.
- Experience: How long have they actually been doing stucco work? More specifically, how long have they been working in Davis? Our climate here, with those hot summers and often wet winters, can be tough on materials. Someone who knows how stucco performs on, say, a classic Eichler home in the South Davis greenbelts, or a newer build out by Mace Ranch, truly understands the local conditions that affect the work. Ask for references, and then actually call them. Ask about the quality of the work, how they handled any issues, and if the job finished on time and within budget.
What to Ask During the Estimate
Once you've checked their legitimacy, it's time to talk about the job itself. Don't be afraid to ask tough questions. After all, this is your home and your money.
- What's your process? A good contractor will walk you through their steps: surface prep, lath installation, scratch coat, brown coat, finish coat, curing times. They should explain why they do things a certain way.
- What materials do you use? Are they using quality materials from reputable manufacturers? Are they appropriate for the type of stucco you want (e.g., traditional three-coat, synthetic, EIFS)?
- How do you handle repairs? If it's a repair job, how will they make sure the new stucco blends seamlessly with the old? Color matching is an art, not a science, but they should have a clear plan.
- What about flashing and weep screeds? These are absolutely critical for managing water. Make sure they understand proper installation to prevent water intrusion, especially around windows and doors. This is where a lot of problems start if it's done wrong, you know?
- Who will be doing the work? Is it their own crew, or do they sub out everything? There's nothing inherently wrong with using subcontractors, but you want to know who's ultimately responsible and who you'll actually see on site.
- What's the timeline? Get a realistic start and finish date. Understand that weather can impact stucco work, so there might be some flexibility needed.
- How do you protect my property? They should have a plan for protecting your landscaping, driveways, and adjacent surfaces from overspray or debris.
- What's the warranty? Get it in writing. What does it cover? How long does it last?
Decoding the Quote: What to Look For
A good quote isn't just a number. It's a detailed breakdown of the work. If you get a single-line quote, turn around and walk away.
- Detailed Scope of Work: It should clearly list everything included: prep work, specific materials, number of coats, finish texture, color, cleanup, and disposal.
- Exclusions: Just as important as what's included is what's not included. Are painting, specialized trim work, or extensive carpentry repairs separate? Make sure you understand this upfront to avoid any surprises later.
- Payment Schedule: A reputable contractor won't ask for 50% or more upfront. A typical schedule might be a small deposit, progress payments at key milestones, and a final payment upon satisfactory completion.
- Change Order Process: What happens if you want to change something mid-job, or if they discover unforeseen issues? There should be a clear process for documenting and pricing these changes.
Red Flags You Can't Ignore
Trust your gut. If something feels off, it probably is.
- High-pressure sales tactics: