Find a Brick Mason (repair project)

Training and Certification

Most brick masons and stone masons learn the required skills informally, observing and learning from experienced workers. Others receive training in a vocational education school or from industry-based programs - which are common. Another option is an apprenticeship program, which generally provides the most thorough training.

Individuals who learn the trade on the job usually start as helpers, laborers, or mason tenders. As they gain experience, they make the transition to full-fledged craft workers. Industry-based apprenticeship programs offered through construction companies are more formal and usually last between two and four years.

Bricklayers who work in nonresidential construction usually work for large contractors and receive well-rounded training—normally through apprenticeship in all phases of brick or stone work. Those who work in residential construction usually work primarily for small contractors and specialize in only one or two aspects of the job.

Licensing

Just about every city or county municipality requires that a contracting firm (any business, in fact) purchase a "business" or "occupation" license each year. This kind of license is for taxation purposes only.

In addition, most every state requires that certain contractors also hold a special contractor's license - proving the contractor has the skills and knowledge necessary to do the work. This is usually only for certain contractors (or for projects above a certain dollar amount), and it varies from state to state.

Contractors not required to be licensed often have to be "registered" with the state or hold a "certificate." Unlike a license, registering or holding a certificate does NOT prove the contractor has the knowledge and skills required, but it does typically demonstrate proof of insurance and bonding.

For specific information about the licensing and/or registration required of contractors operating in your state, see "How to Perform a Background Check" later in this document.

Bonding

Hiring a contractor who's bonded offers you another level of protection should something go wrong with your project. However, not all bonds offer the same protection.

Technically called "surety bonds," they're a form of insurance sold to contractors by insurance companies. They act as a guarantee for you, the contractor's client.

While there are a number of different types, the most common contractor surety bond is a "license bond," which is a requirement in many states for contractors seeking a license (or registration) to operate in that state. The typical license bond guarantees the contractor will do what he promises in his contract, and guarantees the contractor will pay all of his suppliers (sparing your from the threat of a lien). However, the details differ from state to state.

The amount of money you can be awarded via a bond also differs - depending on the state, the type of bond and the type of contractor. In some states, you can be awarded as much as $12,000 if a contractor is found by a court to have defaulted on his obligations to you. In other states, the maximum amount you could collect is $2,500.

For bonding information specific to your state, see the licensing information under "How to Perform a Background Check" later in this document.

The Attributes of a Good Mason

Above all, the mason you choose must be qualified to perform the task at hand. However, these are some other attributes you should also expect:

  • Has a positive, can-do attitude.
  • Provides a written bid and contract (accept no verbal contracts or handshake deals).
  • Readily provides proof of licensing/registration (in states that require it), worker's compensation coverage and liability insurance.
  • Is currently bonded.
  • Dresses in respectable work clothes and drives a respectable work vehicle (signs of a well-run service business).
  • Commands the respect of his workers and carefully monitors their performance.
  • Offers competitive pricing (not necessarily the least-expensive, but fairly priced for the service and quality provided).

Warning Signs to Consider

While even good masons can appear unprofessional at times, consider the following actions to be warnings signs of poor workmanship, bad business practices - or outright scams:

  • Provides a bid, business card or other marketing materials with nothing but a P.O. Box for an address (or no address at all).
  • Uses high-pressure sales tactics, such as "Sign today and I'll give you a special price."
  • Is unable to provide any of the following: a written estimate, a contract, contractor license/registration number (in states that require it), proof of liability insurance and worker's compensation coverage, a list of local references.

Where to Look for a Good Mason

You should plan to meet with and evaluate at least two masons. Below are some suggestions on where to search for a qualified contractor:

Ask Family and Friends
Family members, co-workers, friends and neighbors are all excellent sources for leads on quality contractors. This is one of your best resources, so don't be shy about using it. If there's a neighboring property that's recently had some brick or stone work done, walk over, knock on the door and ask the homeowners if they were happy with the mason. Ask around at parties and the office. Call or e-mail friends and family.

Ask at a Local Brick or Stone Supply Store
The employees at these places develop long-standing relationships with the local masons they serve and, therefore, usually have a good idea of which contractors know their craft - and which contractors don't.

Contact the MCAA
The Mason Contractors Association of America represents masons nationwide. The requirements for membership in such an association often attract higher-quality contractors. Enter your location on the organization's Web site (http://www.masoncontractors.org), and you'll be provided with the names of all the members in your area.

The Better Business Bureau
Your local BBB chapter probably publishes a directory of its members. Those listings are often a good source for reputable masons.

The Yellow Pages
Use the phone book as a last resort - not because it's such a bad resource, but because you're only able to evaluate the masons on the quality of their advertising.

Consultation Services Typically Offered

A mason will consult with you at your home for free.

The mason's goal during this consultation will be to gather the information they need to provide an accurate bid/estimate (see "Helpful Information You Should Provide" below). You should use it as an opportunity to gather some insight and information of your own (see "Questions to Ask" below).

Helpful Information You Should Provide

Most homeowners are more interested in hearing what a prospective contractor has to say than providing information of their own. The reality is, the more information you provide - and the earlier in the process you provide it - the more information the contractor will provide in return, and the better the chance you'll be satisfied with the final outcome.

Be sure to give each mason the same information. Put it in writing and give each mason a copy. If the information you provide varies, each mason's bid will be different, and you won't be able to effectively compare the quotes.

Your first opportunity to share information with a prospective mason is when he's on-site and assessing your project (in preparation for providing a bid).

Here is some of the information you'll want to provide:

  • A concise overview of the problem or need for repair.
  • Your desired start/finish dates. If there's flexibility in those dates - or if you don't have any timing requirements, be sure to let the mason know that, as well.
  • Any requests/requirements concerning parking, noise, dust, pets, use of house bathroom, etc.

Questions to Ask

Many homeowners are reluctant to ask questions, either because they don't want to expose how little they know, or they don't want to appear too demanding or pushy. Try to put those concerns out of mind. Knowledge is power when making a big buying decision, and you can only gain that knowledge by asking questions - and then listening carefully to the responses.

About the contractor

  • How long have you been in business?
  • Has your company operated under any other names?
  • Do you specialize in new construction work or repair?
  • Do you specialize in commercial or residential work?
  • Is your firm bonded (and if so, for what amount)?
  • Can you provide proof of liability insurance and worker's compensation coverage?

About your project

  • How long will this project take, and how many people will work on it?
  • Will you be doing the work or your employees?
  • Will your estimate be to fix the problem, or is it a potential solution?
  • Do you offer a guarantee?
  • [if no guarantee] If work doesn't' fix the problem, what would be the next step?
  • If I'm flexible on the timing for this project, can I save some money?
  • How will my day-to-day life be impacted by the work and work crew (trucks parked in driveway, workers using bathroom, noise, etc.)?
  • Will you get a permit for this work?
  • Is it possible to reuse the current brick - or match new brick to what exists now?
  • What other types of contractors will I need for this project (and what tasks will you be expecting them to handle)?
  • What will you expect me to do, provide and/or be responsible for?
  • What will you do with leftover materials from the project?
  • What will you do to contain the dust?
  • Will you be working on other projects at the same time as mine?
  • How will you handle any changes I request?

About Bids, Estimates and Contracts

Carefully review the paperwork provided by the mason to determine whether it's a bid, an estimate or a contract. The title at the top of the first page should clearly state the type of document (if not, be wary).

Few people carefully read the contracts they sign - whether they're for the rental of a bicycle, or for a major home-improvement project. That's a mistake, of course, but who has time to read through all that small print with someone waiting for you to sign it and hand it back? The solution is to ask for a copy of the contract well before you anticipate signing it. This gives you time to read through all the fine print and write down any questions. You'll find that while many aspects of these contracts are similar, some are quite different - which could help you to decide between two evenly matched masons.

Also, don't sign a contract unless everything that's been agreed upon is included. If it's not in writing, you'll have few opportunities for legal recourse later.

Comparing Bids

Many of the masons you consider will suggest the same type of procedure, while others may offer different alternatives and costs. If all the suggestions you receive are different, consider getting additional estimates.

A thorough, detailed and well-organized bid is the sign of an efficient and reliable firm.

  • Materials - Generally, materials account for 40 percent of the total project cost. However, since most homeowners simply don't have the knowledge necessary to compare the technical aspects of different materials, we recommend enlisting the help of a local brick/stone supply store. Take your bids to the front counter, and an employee will often be more than willing to provide some perspective on the materials specified.
  • Labor - This is usually the most expensive aspect of a bid. But remember: A high-quality outcome depends more on good design and implementation than on expensive components and materials.
  • Timeframe - The bid should address how long the project will take.
  • Permits - Permits are designed to protect you, the homeowner, and are always worth the additional cost. (see "A Word About Permits" below).
  • Pricing structure - Normally, the costs of a project are either "fixed" or "cost-plus." In a fixed-price bid, the contractor promises to do the work specified at a certain cost. In a "cost-plus" bid, the contractor does the work, submits all the invoices and labor charges to the client and adds a certain percentage for profit and overhead (typically 20 percent).
  • Cleanup - How leftover brick/stone, dirt, dust, trash and debris from the work will be contained and disposed of is an important consideration and should be addressed in the bid/contract.
  • Contract terms (the fine print) - The warranty, the process for making changes, any penalties … all of these things should be compared and considered.
  • Bonding - This guarantee can provide real peace-of-mind (see "Bonding" near the top of this document).
  • Pricing - Typically, brick masons figure their price per brick. Stone masons often do the same if the stones are uniform, but they also charge by the job or the hour if stones vary in size.

NOTE: Requests for more than one-third of the projected cost before work begins should not be accepted. Requirements for cash-only payments should also be rejected.

Also, keep in mind that the lowest bid is not necessarily the best bid - and that there's room for negotiation (see "Negotiating Discounts" below). A particularly low bid may indicate that the mason does not fully understand the scope of the project or is too inexperienced to accurately estimate the amount of labor and materials required.

A Word About Permits (and the associated inspections)

To ensure a safe community, city permits are required before you or your contractor can demolish, build, enlarge, improve or convert a great many things on your property. Unfortunately, those permit requirements vary wildly from city to city, so you'll have to check with your local city building department (often the list of what you do/don't need a permit for is posted on the agency's Web site for your convenience).

In most communities, a permit is required before building, remodeling, changing or repairing just about any brick or stone structure. The exception in most cities is regarding brick or stone pathway - although some communities require a permit for that work, as well.

Your mason will need to submit the required paperwork and purchase the permit. Your mason will also be the one to arrange for inspections (required at specific points during the project to ensure the work meets your municipality's building code requirements).

Yes, obtaining a permit can add to the bottom-line cost of your project. However, performing any work without the required permit(s) can cost you much more:

  • If your mason is caught working without the required permits, all work could be halted, the entire worksite could be closed, there may be fines levied, and there could be additional costs to correct any questionable work.
  • In many states, homeowners are now required to disclose at the time of sale whether all the necessary permits were obtained for any improvements made. A "no" could create negative consequences for all concerned.
  • Should the work fail in the future because it wasn't constructed to code, there could be lawsuits and additional contractor costs.

The reality is, permits are designed to protect you - the homeowner - from fraudulent work, dangerous situations and unsafe construction practices. You should welcome the process, and the city inspectors who oversee the work.

Be wary of mason who ask you to buy the permit(s). It may mean he isn't properly registered and/or insured.

Ask to See Past/Current Work

After you have your bids and you've focused your mason search to a few, you'll want to compare workmanship and customer satisfaction. Ask the mason for the names of two or three current/past clients - then check them out. If possible, view the work in-person and talk with the client-homeowner. If the mason has an ongoing project, use that as your opportunity to witness his crew in action, and to assess worksite-tidiness.

How to Perform a Background Check

For each mason you're considering hiring, you'll want to perform a background check.

Requirements and resources vary significantly by state. Select your state from the list below to see what's available.

Negotiating Discounts

Bids are not set in stone. Masons may be willing to negotiate - so long as you have good reasons, or viable alternatives, to support a reduction in price.

Try not to confront the mason - which usually just creates a defensive attitude - but rather to engage him or her in the challenge of reducing the overall cost. Treat the person like a partner, not an adversary. Start by simply asking, "Can you suggest any changes that might reduce the overall cost?"

Other options:

  • Carefully review the bid with an eye for unwanted or unnecessary services or products.
  • Suggest mason A incorporate some of the money-saving ideas proposed by mason B and/or C to lower the overall cost of his bid.
  • Ask if scheduling the project for another time would be a way to reduce costs.
  • Ask if you can perform some of the non-skilled labor in the evenings or on weekends - after all, labor typically accounts for about 40 percent of the overall project cost.

The Threat of a Lien

Believe it or not, in many states, you have final responsibility for seeing that all bills related to your project are paid in full. If the mason you choose fails to pay their supplier, a worker or a sub-contractor, those entities can file a "construction lien" against your property to force you to pay them (even if you've already paid the contractor in full).

Your best bet is to carefully screen any prospective mason, as detailed above, then trust that person to manage their own finances. However, if you've chosen to work with an unproven mason, consider implementing some of the following safeguards:

  • Make your progress payments payable to both the mason and any supplier or subcontractor to whom he's indebted.
  • Pay your mason's suppliers and subcontractors yourself.
  • Require a "lien release" each time the supplier is paid for materials.
  • Require the mason to provide a "payment" or "performance" bond in the amount of the project cost (see "Bonding" at the beginning of this document).
  • Require an "executed release of all lien rights by lien claimants" before making your final payment for the work.
  • If you're using an escrow agent, find out whether they will protect you against liens when disbursing payments.

If you receive a "Notice to Enforce Lien," take it seriously. Let your mason know you have received the notice and find out what arrangements are being made to pay the sender. When in doubt - or if you need more details - consult your attorney. When and how to pay your contractor and his suppliers are decisions that require serious consideration.

How to Work With Your Mason

The following tips should help pave the way to a satisfactory work relationship.

  • Trust your mason to do the right thing. If you've taken the time to carefully screen him, trust that he'll live up to your expectations until he proves otherwise. Most contractors do their best work in this kind of an environment.
  • Don't try to be a buddy. Respect the contractor-client relationship, and the contractor will respect you.
  • Make yourself available (by phone or in-person) at all hours of the day to answer questions and deal with problems as they arise.
  • Make arrangements to provide a key if access to the indoors is required (putting the key in a lock-box is always a good idea).
  • Ask that any change be formally written up (and signed by you), with the cost for the change and other particulars noted.
  • Frequently review the work being done and ask any questions you may have.
  • Make sure that all inspections are taking place as planned (as required under the permit - if there is one). Call the city inspector personally, if necessary.
  • If a mason demands more money than agreed after work has begun (for extra materials, to repair a broken vehicle or piece of equipment, etc.), do not provide it. Halt all work until another solution can be agreed upon.
  • Buying a six-pack of sodas for the crew on a hot day will almost always be appreciated, but there's no need to buy lunch or make other such offers.
  • While working on your project, the mason and his crew will need access to a bathroom. If the cost of a portable toilet isn't included in your bid, the workers are probably expecting to use a bathroom in your home. Address this issue on the first day of work by letting the mason and his crew members know which bathroom you'd like them to use.
  • Communicate any other special requests early-on, as well. If you don't want trucks parked in your driveway, let the mason know. If you have pets you're concerned about, communicate that. The same is true for a no-shoes-in-the-house policy, a knock-before-entering preference and any other special requests.
  • Be tactful, assertive and polite - and expect to be treated in the same manner.
  • Understand that being a contractor is challenging today, and give the contractor the benefit of the doubt when possible.

If You're Not Satisfied

While the work is in-progress
If you're not satisfied with the quality of the work, its progress, the workers or other matters, talk to the mason face-to-face. Most people like to avoid confrontation, but it's very important that you be upfront with your contractor and clearly state any perceived problems or concerns.

Be tactful, assertive and polite, and you'll find that most problems are quickly resolved.

If matters aren't resolved to your satisfaction, provide the mason with a written list of your complaints and hold off on any additional payments until they're satisfactorily resolved.

If necessary, hire a consultant to evaluate the situation and provide an unbiased, professional opinion.

After the work is completed
With most contracts, your final payment is due upon the completion of the project. If you're not satisfied with the work, delay making that final payment until the problem is remedied. Once you make that final payment, you lose much of your negotiating power.

Always pay by credit card so you can stop payment if the work is unsatisfactory or if you believe you have been overcharged.

If issues remain unresolved, consider mediation before going to court. This option is often much cheaper - if not free in some communities - and usually provides a more satisfactory resolution than the courts can.

If the contractor is bonded, you may be entitled to a monetary award (see "Bonding" near the beginning of this document).

 

Disclaimer: The information provided through the online service of the Home Owners Club is for general purposes only. Please consult with the appropriate professional before acting on any of the advice offered.

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