Anyone who does or advertises to do repairs, remodeling, alterations or new construction is usually required to be registered with the state contractor licensing board. This includes roofing, siding, painting, carpentry, concrete, appliance repair, heating and air conditioning, home inspections, tree service, plumbing, electrical and most other construction and repair services. These state agencies often offer free dispute resolution service for those who have problems with a registered contractor for up to a year after the work has been substantially completed.

States often license landscape contractors as well. Landscapers plan and install irrigations systems, lawns, shrubs, vines, tree and other decorative vegetation. They grade and prepare land, design and install drainage facilities, build fences, decks, walkways, retaining walls and fountains, apply chemicals for pest control and fertilizing.

How to select a contractor:

• Hire only registered or licensed contractors. Neither registering and licensing ensure competence but guarantee that the contractor has a surety bond and liability insurance which offer financial protection if problems develop later.

• Ask for and call references.

• Have a detailed set of specifications. The contractor can assist with developing the specifications but make sure the HOA contracts for what it needs, not just what the contractor proposes to provide.

• Get three written bids using these same specifications for all. Don't automatically accept the lowest bid. Consider the reputation of the contractor. Paying more can be worth it.

• Use a written contract and put everything, including changes to the original contract, in writing.

Whether you are contracting for a renovation project or for a long term service contract, the principles are the same. Do your homework, check your references and have clear specifications to obtain the best contractor you can afford.

For more innovative homeowner association management strategies, see Regenesis.net.

Published: October 1, 2008

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Richard Thompson owns Regenesis, a management consulting company that specializes in condominium and homeowner associations. He is a nationally recognized expert on HOA management issues. Regenesis publishes The Regenesis Report, a monthly newsletter for HOA boards, developers and managers. To subscribe, go to Regenesis.net. He can be contacted by email at .