FAQs

We Do Our Best To
Answer All Your Questions

ProTec is here to answer all of your maintenance and construction questions. We are your go-to source
for knowledge on licensing, HOA maintenance, wood repairs, saving HOAs money and much more!
If you have additional questions that are not listed below, please contact our office at (800) 557-2217.

Contractor Information

What kind of licensing does a contractor need to work on HOA’s?

In California, anyone who contracts to perform work on a project that is valued at $500 or more for combined labor and materials costs must hold a current, valid license from CSLB. You can verify the license or call (800) 321-CSLB (2752). A general building contractor also may contract for specialty work, but must hold a specialty license for that work or actually have a specialty contractor do the work. The only exception is if the job requires more than two types of work on a building. Then it is appropriate for a licensed general building contractor to contract for and oversee the entire project. For example, if your kitchen remodeling will involve plumbing, electrical and carpentry work under one contract, you should hire a licensed “B” General Building contractor. Under these circumstances, a “B” contractor may perform all of the work on a building, or subcontract parts of the job to contractors with specialty licenses.

Does a contractor need “Special HOA” General Liability Insurance?

The HOA usually requires GL insurance. General Contractors who have any workers must have worker’s compensation insurance – by law. Workers’ compensation insurance is required for issuance of an active license, reactivation of an inactive license, and for the maintenance of an actively renewed license, unless the licensee does not employ anyone in a manner that is subject to California workers’ compensation laws (Business and Professions Code section7125). Workers’ compensation insurance is not required for expired or inactive licenses. Licensees are required to submit proof of their workers’ compensation insurance coverage to CSLB. If the licensee does not employ anyone in a manner that is subject to California workers’ compensation laws, he/she is required to submit an Exemption from Workers’ Compensation form to CSLB. You can download or order an exemption form online or by calling CSLB at (800) 321-CSLB (2752).

What types of licenses are there in California?

The contracting business includes any or all of the following branches:
(A) General Engineering Contractor
(B) General Building Contractor
(C) Specialty Contractor
To see a full list of all the 44 C Specialty Contractor classifications

Can a Landscaping contractor perform a single trade, i.e., concrete or carpentry?

Yes – A C-27 contractor may undertake any single trade contract, as long as the work is part of a project to improve the grounds within or surrounding a structure, tract or plot of land. A landscape contract can NOT perform carpentry, concrete, lighting or painting work without contingent landscaping work. The contractor must have either a General Contractors B license or a specialty license for that type of work. A landscape contractor constructs, maintains, repairs, installs, or subcontracts the development of landscape systems and facilities for public and private gardens and other areas which are designed to aesthetically, architecturally, horticulturally, or functionally improve the grounds within or surrounding a structure or a tract or plot of land. In connection therewith, a landscape contractor prepares and grades plots and areas of land for the installation of any architectural, horticultural and decorative treatment or arrangement.

Maintenance Information

What is the difference between preventive and corrective maintenance?

Corrective maintenance is just that. You correct or repair something that has broken. This is really not maintenance in the sense we normally thing of maintenance. When we think of maintenance we are really thinking about “Preventive” maintenance. Preventive Maintenance is where you “keep things from breaking or requiring repairs”. Preventive maintenance is the preferred method of the US Military and any smart company that wants to both preserve their asset and save money by avoiding having to replace buildings and equipment. Deferred maintenance is another commonly seen term. It means “no maintenance” has been performed. Deferred maintenance is a pejorative.

What type of contractor should perform Termite wood repairs?

Termite companies are notorious for charging very little for a termite report and treatment but charging exorbitantly when it comes to any carpentry work that is required in the course of their termite reports. If you get a termite report and an estimate for wood repairs and/or replacement consider having a General Building Contractor (B-Contractor) bid the work too. You will be pleasantly surprised at the savings.

What is a building maintenance program?

Smart HOA’s and community managers implement building maintenance programs (BMP) to save the HOA money and to save the manager time – thus saving money twice. The lynchpin of the BMP is its focus on “preventive maintenance” (PM). This is so important because the objective of PM is to prevent building components from breaking down in the first place so expensive repairs are avoided or at least reduced.
The key to a successful PM program is to make sure you’ve got one dedicated maintenance technician (aka handyman) to oversee and implement the PM. The PM starts with identify every common area component at the community and noting how often the component needs to be inspected. Inspection is the crucial backbone of the program because the HOA-community manager has no idea of the condition of the physical assets unless you are looking at every common area component at least once per year – or–more often for those components getting heavy usage.
Now you’ve got a simplified maintenance inspection plan. Note: many HOA’s now have “Operations and Maintenance Manuals (OMP) which are the ultimate inspection matrix and obviate the need for your community manager to develop the inspection list. Next determine how many hours per month it takes to look at those items monthly along with how many hours it takes to perform preventive and whatever corrective maintenance occurs. Now find a professional company with a General Contractor’s license and HOA insurance to implement the plan.
ProTec will provide much more than just the technician. It will also provide the following:

  1. Each technician has a dedicated Account Manager (AM) to communicate PM needs and also coordinate corrective maintenance work orders.
  2. The AM will communicate with the community manager monthly on PM updates and issues.
  3. The AM will perform a quarterly walkthrough with the community manager (and committee or board members) and provide a photo report of anything that needs repair or replacement.
  4. The AM will coordinate any specialty work such as electrical, plumbing, welding, roofing or inspections that need to be performed. This specialty work is done at the same “contract rate” and not at the much hire “specialty trade” rates.
  5. Detailed invoicing with a full list of all work competed is provided monthly.
  6. Licenses and insurance to do any type of project.
  7. Manpower to back up your on-site technician to do any size capital project.
  8. ProTec can also provide a Lighting, Painting, Janitorial, HVAC or roofing maintenance program at any community in coordination with the BMP.

It is difficult to identify the savings of the BMP. However, the more common area components a community has the more maintenance is needed. Attached condo communities along with high-rise communities have the most need for the BMP and a PM. Many larger communities need full-time employees to address all their needs. However, even small 5 unit condos need a BMP.

How does Building Engineering differ from Building Maintenance?

A Building Engineering Program (BEP) is very similar to a Building Maintenance Program (BMP). The focus of both programs is Preventive Maintenance (PM). Mid and High-rise HOA’s and their General Managers (GM) implement (BEP) to save the HOA money and to save the manager time – thus saving money twice.
Like in the BEP, the lynchpin of the BEP is its focus on “preventive maintenance” (PM). This is so important because the objective of PM is to prevent building components from breaking down in the first place so expensive repairs are avoided or at least reduced. However, in the case of the mid and high-rise building the most important building components are the buildings systems. These include the: HVAC, Water Supply, Fire Suppression, Elevator, Water Treatment, Generator’s, etc.

The key to a successful mid and high-rise PM program is to make sure you’ve got one dedicated Building Engineer to oversee and implement the PM. The PM starts with identifying every common area component at the community and noting how often the component needs to be inspected. Inspection is the crucial backbone of the program because the HOA Community Manager has no idea of the condition of the physical assets unless you are looking at every common area component at least once per year – or–more often for those components getting heavy usage.
Now you’ve got a simplified maintenance inspection plan. Note: many HOAs especially high-rise HOAs now have “Operations and Maintenance Manuals (OMP) which are the ultimate inspection matrix and obviate the need for your Community Manager to develop the inspection list. Next determine how many hours per month it takes to look at those items monthly along with how many hours it takes to perform preventive and whatever corrective maintenance occurs. Now find a professional company with a General Contractor’s license and HOA insurance to implement the plan.
ProTec will provide much more than just the engineer. It will also provide the following:

  1. Each engineer has a dedicated Account Manager (AM) to communicate PM needs and also coordinate corrective maintenance work orders.
  2. The AM will communicate with the community manager monthly on PM updates and issues.
  3. The AM will perform a quarterly walkthrough with the Community Manager (and committee or board members) and provide a photo report of anything that needs repair or replacement.
  4. The AM will coordinate any specialty work such as painting, plumbing, lighting, electrical, or system inspections that need to be performed. This specialty work is done at the same “contract rate” and not at the much hire “specialty trade” rates.
  5. Detailed invoicing with a full list of all work competed is provided monthly.
  6. Licenses and insurance to do any type of project.
  7. Manpower to back up your on-site engineer to do any size capital project.
  8. ProTec can also provide a Lighting, Painting, Janitorial or HVAC maintenance program at any community in coordination with the FMP.
  9. It is difficult to identify the savings of the BEP. However, the more common area components a community has the more maintenance is required to keep it operating efficiently. Mid and high-rise communities have the most need for the BEP and a PM.
J. David Rauch Bio

Dave Rauch is the Founder and President of ProTec Building Services (ProTec). He ensures that work quality is consistent.  Dave maintains a consistent presence within the company.  While managing the growth of ProTec, he strives to improve everything that ProTec does, especially exceeding client expectations.  At Mr. Rauch’s previous company he designed the original HOA manual and monthly building maintenance programs specific for each HOA. In 1996 Dave opened ProTec, which now provides maintenance programs to over 600 communities and other services to 2,000 communities.

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George Van Oosbree Bio

George Van Oosbree is the Senior Vice President and Director of Operations in Nevada. He has been a manager with ProTec for 17 years. He holds a California/Nevada General Contractors and painting license; as well as, certifications in Playground Safety and SWPPP. He is also a United States Green Building Counsel LEED Accredited Professional and EPA Certified Lead Renovator.  Developers rely on George’s knowledge (nearly 100 High-rise and Mid-rise Projects) and 30 years of experience to construct sustainable and maintainable projects.

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Andy Henley Bio

With over 20 years’ experience in construction management and janitorial, Andy knows what it takes to repair and maintain your largest asset, your homes and common areas at your community. Not only will Andy provide unparalleled customer service for all ProTec’s work but he will ensure that all jobs and service exceed client expectations. Call Andy and request to meet at your community. He will walk your community, detailing what maintenance and repairs are needed to keep your property values increasing.

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Candy Allen Bio

ProTec’s controller, Candy Allen, has over two decades of experience in accounting and brings a wealth of knowledge and experience to the executive team.  Candy also has extensive HR, office management and organizational skills derived from her years of experience in the service industry.  What truly sets Candy apart from her peers is her energy and zeal to get the job/challenge done correctly and immediately.  She’ll explain that her success comes from devoting herself to creating a team environment in which the company can accurately track and maintain their various business and accounting systems.  Teamwork, honesty and hard work are all core elements of Candy’s work ethic.

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Laura Swirski Bio

As ProTec’s Human Resources Manager, Laura Swirski, brings knowledge and experience in HR and Organizational Development from a variety of industries ranging from property management, non-profit, government, public utility, and hospitality.  Laura enjoys an employee focused and hands-on approach to HR.  She believes employees are a company’s most important resource.  An organization is successful when employees are in the right job and are involved, committed, and work together toward shared goals.  Laura is conscientious, a hard worker, and desires to learn, improve, and make a difference.

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Fernando Urrea Bio

Fernando Urrea began his ProTec career in 2009. After a short leave he returned to ProTec in 2014 as the San Diego Maintenance Division Manager. He holds a General Contractors License; as well as, EPA Certified Lead Renovator. Fernando worked at Standard Pacific Homes and Pacific Bay Homes in the San Diego Divisions and has over 15 years’ experience in new home construction management. While working in Military Housing for 10 years he was able get hands on experience on all trades and management skills. His new home building and maintenance knowledge are unparalleled and is what makes Fernando a great asset.

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Mark Adams Bio

Fascinated by construction from an early age, Mark developed the skills and knowledge to construct and repair any building. Prior to ProTec, Mark honed his skills at Quality Built Consulting on construction defects/diagnostics nationally. Mark is a licensed California General Contractor and a certified applicator in Excellent Coatings (Waterproof Coatings), SIKA Products (Sealants), PROTECTO Wrap (Waterproof Membranes) and Superkrete (Overlay Concrete Systems). Mark has been a manager at ProTec for 15 years and is the top HOA estimator in San Diego County. He prides himself on being able to assist HOA Boards and Community Managers resolve any type of repair or construction project.

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Lee Sterling Bio

While attending Arizona State University pursuing a degree in engineering, Lee Sterling enlisted in the United States Army prior to Desert Storm. After completing his service he began working in the property service industry. Duly licensed as a Building (B1) and Roofing (C39) contractor, Lee rose through the ranks of the industry becoming the Division Manager and acting Chief Engineer for properties in San Diego, Irvine and Brea. His commitment to quality and superior service has earned him recommendations from his peers, clients and customers.

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Cesar Ibarra Bio

Cesar Ibarra is ProTec’s Janitorial Manager and has been with the company for 8 years. He ensures that the janitorial work quality is consistent and manages the planning of large level custodial projects. He prides himself in his knowledge of janitorial services and has over 10 years of experience in the Commercial Cleaning Industry. He and his team devote themselves to our clients and provide customized janitorial services that are specifically tailored for each community or project.

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Paul Mayeski Bio

Paul oversees ProTec’s Maintenance Manuals and Inspections Division. Before joining the ProTec team in 2000, Paul spent 4 years converting his Industrial Arts education into becoming a trained cabinetmaker, followed by 13 years building custom homes and then 7 years administering building maintenance programs and overseeing maintenance manual implementations for one of San Diego’s largest community management companies.  Because of his combined experience in the building and community management industries, he is uniquely suited to ensure that our clients’ projects are successful.

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Chris McHenry Bio

Chris has over 25 years of construction experience in the residential and commercial industries. He has done everything hands on from operate heavy equipment, ro build and remodel custom homes, and commercial tenant improvements. He started working in his family’s business building custom homes during the summers in high school. He moved on as a Project Manager for an apartment maintenance construction company in Rancho Santa Margarita. He proceeded to get his contractor’s license and owned his own company for 7 years. Chris also holds the positions of superintendent on a high rise construction project and Project Manager with an industrial/commercial company.

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Sal Mendoza Bio

Salvador Mendoza is our Los Angeles regional manager for ProTec Building Services. Since starting with the Company in 2008 he has devoted himself to the challenging world of maintenance for mid and high rise buildings. Salvador’s past experiences of running his family owned construction business, along with his real estate and mortgage banking experience, provide him with a unique perspective within our industry. He has a created the company’s first Planned Maintenance Contract (PMC), which allows for a custom annual maintenance calendar of the building components for each individual building, enabling clients to plan ahead and have an annual maintenance budget

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Mirzet Velic Bio

As ProTec’s Vista Maintenance Division Manager, Mirzet brings immense experience in the HOA industry and knowledge of maintenance, repair and construction methodology. Mirzet joined ProTec in 2006 as an Account Manager.  Prior to ProTec he honed his experience at All American Construction as a Maintenance Technician.  With over 15 years of experience in contract management, construction, electrical, and property management Mirzet can solve any technical problem. However, Mirzet’s true tour de force is his Customer Centric service model; he takes care of clients’ needs before they even know they have a need. 

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Timothy (Ty) Haisch Bio

Ty is ProTec’s Construction Division Manager for the North County San Diego region, working out of the Vista office.  Ty joined ProTec in 2010 as a Project Supervisor.  He has moved up in the management ranks due to his excellent work record, supervisory skills, hard-work and dedication to getting jobs done in a timely manner that have made him a “go-to” manager at ProTec.  Prior to joining ProTec, Ty was a manager at TDT Construction.  Yes, Ty has many years of experience, but it is mostly his excitement with solving complex problems, that cause Ty to stand out among his peers.  Ty loves challenges and will happily solve our clients most vexing or technical problem(s).

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John T. (JT) Anderson Bio

John learned the value of hard work at his family business at the early age of 5, where he started out as a janitor.  He went on to learn additional trades and skills, where he eventually left the business world to attend college at The University of Hawaii and the University of Utah.  He received his degree in Political Science and Business.  After moving to San Diego in 2004 he founded Elite Services, which provided building services to Commercial and HOA clients.  In 2016, John saw an opportunity to join the ProTec team where he has put his many talents to work, expanding ProTec’s list of 172 services and engaging new clients.

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