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Does your coop require this work to be performed by licensed/insured contractors only or can the shareholder & friends perform? Do you require proof of insurance and alteration form from shareholder. I am including work on gas/plumbing and electric as well. Please elaborate. Thanks
Since kitchen/bath/electrical work touches systems (gas/electric/water/sewer) which impact not just the shareholder performing the renovation but many shareholders, why on earth would anyone not want to use a licensed & insured contractor (I am not one myself)? Next question: will your homeowner’s insurance cover you if you don’t. I am going to be frank: don’t let anyone be stupid. Require use of licensed & insured contractors.
It is imperative that you allow only contractors with proper insurance to perform work in your building. Otherwise, you're leaving the coop wide open to massive lawsuits by contractors who are injured on the job.
Even if you have a policy of "insured workers only" in place and make every effort to enforce it, New York's notoriously anti-landlord court system will not protect you. In an incredible case from 2008, a landlord was held liable for an uninsured worker's injuries even though the worker snuck into the building without the landlord's knowledge or consent, in direct violation of the lease. See http://www.insurancejournal.com/news/east/2008/04/28/89500.htm
In short, this is an area in which you don't have any leeway. Insist unapologetically on insured workers only, and if you become aware of any unapproved work going on, have your lawyer obtain a Stop Work order immediately.
In addition to the liability insurance requisites (2,00, I also ensure they have adaquate workmans compensation in place, or they do not recieve a check.
The REQUIREMENTS FOR CERTIFICATE OF INSURANCE
For work being done at XXXXX
General Liability:
Fire Damage $50,000
Medical Expenses $10,000
Personal Injury $1,000,000
General Aggregate $2,000,000
Products – comp/op Ag $1,000.00
Worker Compensation and Employers liability
$100,000 (Each accident)
$100,000 (Disease – ea employee)
$500,000 (Policy limit)
CERTIFICATE HOLDER: Tenants name and apartment number
ADDITIONAL INSURED: Building Corporation and Management Company, it's agents, employees, members and representaives
(The insurance certificate must conform to the above, must be valid on dates of job and must be received at least 24 hours prior to work being preformed.
~AR
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Board Pres,
email me at the above address and I'll send you a copy of one of my alteration agreements for your reference. We need all of that info/certifications for approval.
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