Investor · Virginia Beach, VA · Member since 2015 · 34 posts · 2 votes
Building a spec home. Who do you need to have W9's and Certificate of Insurance for? I understand that all trades need to have these but what about the GC or company doing engineering work? How do I know who I need to get these docs from? Located in Virginia
I'm a structural engineer. Industry standard is to carry $1,000,000 professional & general liability policies (they're not required, but almost every professional qualified to design your home will carry it). I would also check to make sure they're licensed (the engineer/architect should provide this at your request, but you can also look it up online). In most states you only need either a licensed Engineer OR Architect to stamp your plans (not both) so if you are trying to save money you could hire the structural engineer as your licensed design professional and have a less expensive designer work on all the other and have the engineer stamp those sheets if required. For larger jobs (bigger than a single family) I would recommend getting a licensed Architect and Engineer for each trade (it's worth the extra cost). Beware of contractors out there who say you don't need a permit or say they will handle everything and never get you stamped drawings / a permit -- many times they won't bother getting the permit and just build. You get what you pay for. General Contractors are required to be licensed and bonded/insured -- you should certainly ask for both from the General Contractor. No need to send a W-9 unless you are paying for their services as a company on a sub-contractural basis (i.e. you are the GC and you are sub-contracting their services).
You should get those from anyone you are paying to do work for you. Especially the COI. You do lot necessarily need a W-9 from a GC as they are likely a corporation and you will not send them a 1099 but you do want to verify insurance.
I'm a structural engineer. Industry standard is to carry $1,000,000 professional & general liability policies (they're not required, but almost every professional qualified to design your home will carry it). I would also check to make sure they're licensed (the engineer/architect should provide this at your request, but you can also look it up online). In most states you only need either a licensed Engineer OR Architect to stamp your plans (not both) so if you are trying to save money you could hire the structural engineer as your licensed design professional and have a less expensive designer work on all the other and have the engineer stamp those sheets if required. For larger jobs (bigger than a single family) I would recommend getting a licensed Architect and Engineer for each trade (it's worth the extra cost). Beware of contractors out there who say you don't need a permit or say they will handle everything and never get you stamped drawings / a permit -- many times they won't bother getting the permit and just build. You get what you pay for. General Contractors are required to be licensed and bonded/insured -- you should certainly ask for both from the General Contractor. No need to send a W-9 unless you are paying for their services as a company on a sub-contractural basis (i.e. you are the GC and you are sub-contracting their services).
Thanks for the input guys. What about someone that is going to be a consultant and not doing a trade onsite (Interior designer, Septic Design). Do I need a COI for them?
Sounds like the consulant doing the interior design or septic design would be similar to the architect or engineer.
They are probably less likely to carry the professional liability insurance than the architect/engineer, but likely at least have General Liability insurance. Designing a septic system does pose some risk so they may carry the professional liability. It never hurts to ask. I would get a quote from at least 2 designers and see if either one of them carry insurance.
I'm looking for an engineer. My insurer is asking we be named additional insured on the liability insurance of any profession we hire. From your point of view, is that common/expected?
Also I interviewed an engineer who said he didn't have insurance because too expensive. I liked him - seemed professional, good communication, but our property manager thought this was a red flag so we didn't hire. Was this indeed strange?
I am in the San Francisco Bay Area so I don't know if regulation are different than in LA.