Alright, you need some stucco work done on your house here in San Dimas. Maybe it's a repair, maybe it's a whole new exterior. Whatever it is, you want it done right, and you don't want to get ripped off. I get it. I've been doing this for a long time, and I've seen plenty of good work and, unfortunately, a fair share of bad work too. So, here's my no-nonsense guide to finding a solid stucco contractor.
Questions to Ask Every Stucco Contractor
When you're talking to potential contractors, don't be shy. You're hiring them for a significant job, so you have every right to ask tough questions. Here's what I'd ask if I were in your shoes:
How long have you been doing stucco specifically? Not just general construction, but stucco. It's a specialized trade. Someone who's been doing it for years knows the nuances, especially with our dry San Dimas climate and how it affects stucco curing.
Can you provide references from recent jobs? And I mean recent, like in the last six months to a year. Ask for contact info and actually call them. Ask about communication, timeliness, and if they'd hire them again.
What kind of stucco system do you recommend for my home, and why? There are different types – traditional three-coat, one-coat, synthetic (EIFS). A good contractor will explain the pros and cons for your specific situation, considering things like your home's age and existing substrate.
Who will actually be doing the work? Your employees or subcontractors? This is a big one. Some companies sub out everything, which isn't always bad, but you want to know who's responsible. If it's subs, ask how long they've worked with them.
What's your process for protecting my property during the work? Good contractors will cover windows, landscaping, driveways. You don't want stucco splatter everywhere.
What's your warranty on the work? Get it in writing. A reputable company will stand behind their work for at least a few years.
How do you handle unexpected issues? Sometimes you uncover dry rot or other problems once you start tearing into a wall. What's their protocol for communicating that and getting it resolved?
What to Look for in a Stucco Quote
You're going to get a few quotes, and they won't all look the same. Don't just pick the cheapest one. That's a classic mistake. Here's what a good quote should include:
Detailed Scope of Work: It should clearly outline exactly what they're doing. Is it just patching? Re-stuccoing a whole wall? How many coats? What materials are they using (brand names are a plus)?
Material Specifications: What kind of lath, paper, base coat, and finish coat? This matters for durability and appearance.
Timeline: A realistic start and end date. Stucco isn't a one-day job, especially with drying times between coats.
Payment Schedule: A reasonable down payment (usually 10% or less, or a maximum of $1,000 in California, whichever is less, for jobs over $500), progress payments tied to completed work, and a final payment upon satisfactory completion.
Cleanup Plan: How will they leave your property when they're done? A good contractor cleans up daily.
Exclusions: What's not included? This helps prevent misunderstandings later.
Red Flags to Watch Out For
I've seen plenty of homeowners get burned. Here are some warning signs that should make you pump the brakes:
High-Pressure Sales Tactics: "Sign today for a discount!" or "This price is only good for 24 hours." A good contractor doesn't need to strong-arm you.
Cash-Only Deals: This is a huge red flag. It usually means they're trying to avoid taxes, and if they're cutting corners there, where else are they cutting corners?
No Contract or a Vague One: Everything should be in writing. If they just want to shake on it, walk away.
Demanding Full Payment Upfront: Never, ever pay for the whole job before it starts. In California, there are legal limits on upfront payments for a reason.
No License or Insurance: This is non-negotiable. If they're not licensed and insured, you're opening yourself up to massive liability if someone gets hurt on your property or if the work is shoddy.
Out-of-State Plates or "Traveling Crews": Be wary of people who just show up offering deals. They're often gone as fast as they appeared if there's a problem.
Verifying Legitimacy
Before you sign anything or hand over a dime, do your homework. It takes five minutes and can save you thousands of dollars and headaches.
Check Their Contractor's License: Go to the California Contractors State License Board (CSLB) website. You can search by license number or company name. Make sure it's active, in good standing, and for the correct classification (C-35 for plastering/stucco). Our license at Absolute Stucco is always up-to-date, and yours should be too.
Verify Insurance: Ask for proof of general liability insurance and workers' compensation insurance (if they have employees). Call their insurance carrier to confirm the policy is active and covers the dates of your project. Don't just take their word for it.
Look Them Up Online: Check reviews on Google, Yelp, Angie's List, etc. See if they have a professional website. A lack of an online presence isn't always a deal-breaker, but consistent bad reviews definitely are.
Check for Local Presence: Do they have a local address? A local phone number? Someone who's been operating in the San Dimas area for a while is more likely to care about their reputation here.
Hiring a stucco contractor doesn't have to be a nightmare. Do your due diligence, ask the right questions, and trust your gut. You'll find a good one who'll do a quality job on your home.