I'm writing this to help Houzz readers navigate the system (we assume) protects us but does not. We've heard licensed contractors are the only way to go, which is correct, however you won't believe what I went through with a licensed contractor.

After having a new roof put on (I had major storm damage) during the winter, within 2 weeks it began to leak--a lot. I began to take notes and contacted the contractor (rated "A+" by the BBB and had no dings against him on the Contractors Licensing Board website). For a year he promised to fix the major problems, while my home interior was more and more damaged by rain, and never showed up or was very late each time. Those problems were never resolved and I then took action.

First, mediation through the licensing board, which in many respects was a waste of time, but at least I found out he had a bond (required in my state) and insurance, I could go after. Needless to say, the process is not designed to help consumers, but I persevered...for almost 6 months!

I finally received a settlement recently from the bond company for the full amount I needed for the entire roof replacement and underlying damage which was over $11K! The insurance company (for interior damage) wasn't as easy to deal with, even though that amount was under $2K. I brought their release to an attorney because I was concerned with the wording and now waiting for the insurance company to respond to my attorney.

The BBB was the final insult. They were the worst to work with and still rate this guy "A" and won't change that rating no matter what I present to them to prove I have a substantial claim and settlement. Never rely on them for any contractor ratings.

If you ever are a victim of a licensed contractor's lousy workmanship, be sure to go for their insurance and bond. Going to court is costly to you and then you have to try to collect--good luck in doing that! Documenting from day one of the problem (pictures, notes with dates, conversations, e-mails, letters, all prove what's happened) all essential for your claim. Carefully read everything, stick up for yourself when dealing with all entities, get legal advice if needed. Don't sign releases unless you understand they are designed to protect the company and the contractor from further claims.

Finally, his license was suspended by the licensing board, but here's what I discovered yesterday to my horror...he has his license again! I called the board asking why and found out he had repaid the bond company, that action basically allows him to, once again, get a license. Is that crazy or what?

Homeowners--beware!