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Updated 8 months ago, 04/15/2024
General Contractor I used scammed me
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
- Real Estate Broker
- Cody, WY
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Quote from @Shravan Gali:
Most attorneys are unlikely to touch your claim. I recently had an open-shut case against a CPA for $27,000. I spoke with several attorneys, and they all agreed my case was rock solid, but it wasn't worth their time. They suggested I try to negotiate a settlement instead, which I did.
If this individual was licensed, I recommend you file a complaint against them with the licensing board. I would start by paying the second GC to write up a short statement explaining their expertise, what they found when they were awarded the job, what they did to fix the existing work, and attach a copy of their invoice. Then write up your own statement explaining it, to include the amount of rent income lost (or other expenses) due to the delays. File a complaint with whomever you can, then take him to small claims court.
- Nathan Gesner
Quote from @Shravan Gali:
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
I agree with Nathan. If you were to seek this out though:
1. Did you have a signed contract?
2. Did you ever put in writing anything about their performance?
3. Did you put them in default and notify them you were getting a new contractor and they would be responsible?
If not, that will make your case that much harder. They can also claim you were 2000 miles away and not there to make decisions or provide feedback, and if you never visited the property that is another X against you.
- Chris Seveney
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- Mendham, NJ
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First, you have to confirm they are still doing business. If so, you may have a chance at getting something back, but as @Nathan Gesner said, it will rarely be worth the money. Unless you are out $25,000 - $50,000, there is no spread in the time it would take for an attorney to try to get blood from a stone, a broke stone.
You should be speaking with the realtor who recommended the contractor as it was their recommendation that put you in this situation. But, you also need to answer @Chris Seveney's questions on documentation.
If you don't have a tight contract, all of this is not worth even speaking about. So many first-time or out-of-state flippers have this happen because they think it will be manageable, but you have to manage your manager at all times.
Flipping or renovating out of state is one of the worst things you can do if you haven't been to the area and met the people involved or had a long relationship over time with them.
- Jonathan Greene
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- Podcast Guest on Show #667
Quote from @Shravan Gali:
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
Another investor from BP contacted me about this guy. I spoke with him and got the run around. I suggest you just move on. You will not collect a penny they will simply shut their biz down and open a new LLC. Even if you win you will not collect a penny, it will only cost you more aggregation and money, Move on. Lesson learned NEVER pay upfront. If this was in Cleveland, I would be able to solve your issue. But contact @Remington Lyman he seems to be one of the good guys out there, maybe he can help get the job completed.
Good luck
Sorry to hear about this and thank you for sharing his name.
I'll PM you a couple attorneys that we work with in Columbus OH. Depending on the exact scope and the contract you had with them I would imagine you'd have a case here
Hate to hear that but investing remotely is ripe with stories like yours. Without a crew on the ground, relying on recommendations from people you don't know is always risky.
What we have found that the legal route is often a way to waste more money and not get what you thought. If you get a judgement you need to collect. In many areas that is like getting blood from a stone and involved more legal fees if the contractor burned you it is probably not the first time. We tool a contractor to court in TN on a property and he didn't show so the jusgement went to us. I asked the clerk if it was common for the contractor to not show up and her response was...most have outstanding warrants and leins and won't come near the courthouse.
Not sure what you are out but it might be better to limit your losses and eat the money. Lesson, never pay in advance and get someone independent to inspect before dispersing funds.
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- West Valley Phoenix
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Sorry you had this happen....But there are a few takeaway lessons here.
First - Never use a GC that advertises as any other trade. You can see this all the time on trucks: 'ABC Plumbing - Specializing in remodels, baths, kitchens, tile, etc'
What this means is that they are really not good at anything and desperate to take on any job just to make a few bucks. You will literally never get a good product from guys like this.
Second - Never, never. never let the Contractor get ahead of you in the progress payments. In other words, they should not be paid for plumbing until they are completely finished with that trade. I mean. why would anyone pay for something they haven't received yet?
I second the idea to go after their license (assuming they have one?). And again, what does your contract say? If you have a weak contract or no contract, then you may not have a case...
Quote from @Shravan Gali:
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
I can send you some lawyer referrals in Columbus, Ohio. I have heard this guy's name going around. Unfortunately it is not uncommon for GCs to do this. Out of state investors make for easy prey for them
- Remington Lyman
Quote from @Chris Seveney:
Quote from @Shravan Gali:
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
I agree with Nathan. If you were to seek this out though:
1. Did you have a signed contract?
2. Did you ever put in writing anything about their performance?
3. Did you put them in default and notify them you were getting a new contractor and they would be responsible?
If not, that will make your case that much harder. They can also claim you were 2000 miles away and not there to make decisions or provide feedback, and if you never visited the property that is another X against you.
Yes, I have a signed contract. Yes, I did notify in writing that the work that was done is very bad, I did visit the property once in person and met him. I will try to file a complaint against his license.
I did connect with the district attorney and I am also speaking to him as I have also connected with other investors who got screwed over. Fingers crossed.
Thank you all for your replies and suggestions. I will look into them one by one and move forward.
Quote from @Shravan Gali:
Quote from @Chris Seveney:
Quote from @Shravan Gali:
Hi BP Team,
I am looking for some help/suggestions in regards to the situation I am in. I am an investor from CA and I bought my first investment property in Columbus OH and the realtor I used to get the property recommended me a GC who came with very high recommendation. Initially the GC spoke very well and he showed me his past work and it all looked great.
His name is KEVIN HOLMES from COLUMBUS ROOFING AND MORE LLC. After a while, he started flaking out and he would take forever to get back to me. And eventually he stopped taking my calls or doing any work. Unfortunately, I paid him most of my rehab budget but the work that was done was horrible.
I was able to get another project manager and a new GC and get the house to a decent shape towards the end. But I spent a lot more money and spent 3 additional months.
Can someone please recommend me a good real estate attorney from the area? Also are there any other options I can consider?
Thank you!
I agree with Nathan. If you were to seek this out though:
1. Did you have a signed contract?
2. Did you ever put in writing anything about their performance?
3. Did you put them in default and notify them you were getting a new contractor and they would be responsible?
If not, that will make your case that much harder. They can also claim you were 2000 miles away and not there to make decisions or provide feedback, and if you never visited the property that is another X against you.
Yes, I have a signed contract. Yes, I did notify in writing that the work that was done is very bad, I did visit the property once in person and met him. I will try to file a complaint against his license.
I did connect with the district attorney and I am also speaking to him as I have also connected with other investors who got screwed over. Fingers crossed.
ask the building department / licensing division if they have any programs for people screwed over from licensed contractors. Some have these programs.
- Chris Seveney
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#3 Multi-Family and Apartment Investing Contributor
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Is your agent from BP?
#3 Multi-Family and Apartment Investing Contributor
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Hi @Shravan Gali, I'm sorry to hear about your situation. Unfortunately we hear it all to often and it creates a lot of extra work for the Good GCs out there. I won't beat a dead horse here but make sure you have a solid contract, some kind of project management communication that is on a weekly basis with photo and or video documentation of progress. @Bruce Woodruff has a great point a GC is a GC not a roofer that can also be a GC on the side. Best of Luck
Unfortunately it's common practice here regardless of the situation/contractor I've found it mostly not worth the time from clients I've had to help fix similar situations especially when an LLC is involved way easier for them to file bankruptcy as soon as you file you get nothing and end up spending more
Shravan,
Sorry to hear what your going through. I agree with Bruce and his comments. I suggest that you try to invest locally. It makes it way easier to keep an eye on the project and to know the people involved. I live in a small rural community and I can find deals so see what is in your area. Good luck.
Hey Shravan.
I was scammed by this same contractor.
https://www.biggerpockets.com/forums/67/topics/1167190-strug...
Shot you a PM . Let's join forces to take this guy down.
Quote from @James Luctamar:
Hey Shravan.
I was scammed by this same contractor.
https://www.biggerpockets.com/forums/67/topics/1167190-strug...
Shot you a PM . Let's join forces to take this guy down.
IM actually getting the repairs taken care of for another investor on BP that used this clown. This contractor is a total POS. When I spoke with him last week, he said " we were going to the prop today to do all the flooring, but there is so much traffic due to all the people that want to see the eclipse"? YES, he said that LOL. My guys walked it and its not anywhere close to being completed. I feel bad for this guy he gave Kevin 30k.
Another BP user was told she purchased a turnkey prop. Well, there was about 20k in repairs/ reno to do. She was crying on the phone, literally. Begged me to get it done for her. I did, well as they say no good deed goes unpunished, she ripped me off for 10k. Yep got it all completed and she did not pay me.
As I have posted 100x do not do biz without a team in place .
Do not waste your time trying to collect from this guy, you will get ZERO, total waste of time.
Quote from @Shawn Parsh:
Shravan,
Sorry to hear what your going through. I agree with Bruce and his comments. I suggest that you try to invest locally. It makes it way easier to keep an eye on the project and to know the people involved. I live in a small rural community and I can find deals so see what is in your area. Good luck.
Not if you have a team in place. I live in FL and do all my biz in Cleveland. 100s and 100s of deals along with 1ks of repairs/ renos. Closing on two this week
All the best