Last year we had a contractor replace our roof, as well as extending the roof to cover a porch. He did a very nice job.
This year we had the same dude write a proposal to replace our windows, soffit/fascia, siding, etc. He also suggested boxing in the chimney and siding it to match. He measured, calculated,we agreed on a price, gave him half, and he got started.
It was a big project. On the day I expected he would finish, I got home late and he was still there. I asked a very tired looking worker what was going on and he told me when they went to do the chimney work the chimney was a mess and needed totally replaced. So, he spent two extra days doing that work.
Everything looks great! I was worried about how much extra the added chimney work would be, but he says it was his fault for not climbing up there and inspecting the chimney before writing the proposal. He plans on just eating the added cost.
Is that standard for contractors? We are uncomfortable not paying. Indeed, if he had pointed it out beforehand we would have agreed to the work/price. Opinions?
It depends on the issue and the situation. He obviously wants you as a repeat client, and you are a repeat client. When a contractor bids a job, his number is the cost of the job unless there are some disclaimers in the contract. But often on remodels there are unforeseen conditions, in theory his bid should take that into account but it is difficult to do and stay competitive. It is a risk all contractors have.
However we had the same thing happen with our contractor and we paid him for the work he had done. I feel if I got something of value out of it, I should pay for it. If I felt he left it off to get the bid, then I would feel differently. But I trust my contractor as he has done several jobs for us and done an excellent job each time. So personally I would make him whole or split the cost with him–which seems like a reasonable solution.
A chimney isn’t hard to inspect - what is it? I’m guessing brick. Brick chimneys are notorious for rot - not only does mortar decay, requiring repointing every so often, but the heat accelerates the process. I’ve seen old (1920’s) brick fireplace/chimneys (solid brick from foundation to top of second story completely detached from the house. I saw an 1870’s house in which the internal brick (basement through roof of 2 storys with 12’ ceilings) failing - the only thing holding the bricks up was the lath in the walls - who ever opens that wall from the ground floor will be crushed under s couple of tons of brick - the wall was bulging on one side; the other had a false wall built over it to conceal the bulge.
Point being: it was incredibly sloppy of him not to have put up a ladder and guarantee that the chimney was in condition to be concealed. No wonder he he is blaming himself - he really has no legal or ethical option.
Call a mason, ask for a ballpark for repointing a chimney like yours. Add half to your check (the amount may surprise you - it is not a trivial project.
And, if by reading the above, you decide to NOT have brickwork hidden, good for you.
No, I don’t know how often repointing is required - it is going to be different in areas of real winters than in perpetual sun, and will vary with the quality of sealant applied.
Well, when he stopped for his check we sat down, had a few beers, and talked over the situation. He was happy with the project,and learned a lesson. He also thanked us for word-of-mouth that has led to a roof job for him. He was actually ahead of schedule on the job, so the two extra days were no big deal.
We asked for his additional materials cost. He had a file with all the job receipts, and it turned out to be just shy of $200, which we paid, although he initially protested.
You both came out ahead. He was going to do the right thing by eating the cost of his mistake. You value his work and his honesty and you rewarded him for it.