Press "Enter" to skip to content

Architect/Contractor/Builder Hints

1.  North Coast Builders Exchange Tips:  http://ncbeonline.com/what-you-need-to-know-before-hiring-a-contractor/

2.  Hiring Building Contractors » (pdf or click “Show More” to read below)

1 – Contractor needs to have a type B (General Building Contractor) license from CSLB.

2 – All contractors need to have a current license issued by the California Contractors State License Board (CSLB). You can check the status of any license here: https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/checklicense.aspx

3 – How long has the contractor been in business? You might want to be leery of a contractor promising to be an overnight success. A long-time, well-established contractor is likely to be a safer bet. Considering the length of time a contractor has been in business is a good indicator of their ability; however, there are many contractors who claim years of experience. Protect yourself by asking for proof of business length

4 – Does contractor have a headquarters? Homeowners should want their contractors to operate from a permanent place of business. If the contractor is not permanently established, how can you be confident that they will complete the work or be in business tomorrow should there be any problems?

5 – Can contractor show you a portfolio of previously completed work on projects of your size?

6 – Can contractor give you a list of previous clients? A contractor should be able to give you names, addresses, and phone numbers of at least three clients with projects like yours. Ask each client how long ago the project was and whether it was completed on time. Was the client satisfied? Were there any unexpected costs? Did workers show up on time and clean up after finishing the job? You also could tell the contractor that you’d like to visit jobs in progress.

7 – Is contractor in good standing with a trade association?

8 – How many other projects would contractor have going at the same time and what is the anticipated construction schedule?

9 – Is contractor insured, and is the coverage adequate? Confirm minimum limit requirements you’re your insurance company. Contractor should have:

General Liability

Worker’s Compensation

10 – Future note: Ask for copies of insurance certificates, make sure you are named as additional insureds, and make sure they’re current, or you could be held liable for any injuries and damages that occur during the project

11 – Does contractor provide sufficient details for the project being performed?

12 – Will contractor help you through the permitting process?

13 – How much of the work will contractor be self-performing? It’s good to know how much of the work will be subcontracted. If work is subcontracted,

Will contractor be obtaining multiple bids for each scope of work?

How long has contractor worked with their subcontractors?

Make sure the subcontractors have current insurance coverage and licenses

14 – What are contractor’s anticipated job overhead (on site costs related to running the project) and management fee and profit (bottom line cost to mange project from the office and for profit) costs/fees

15 – Does contractor have previous work experience with insurance companies and/or construction lenders?

16 – Payment requirements. Will contractor propose any special payment requirements or will there be standard monthly billings and payments? Your insurance company should be involved with this

17 – Preliminary lien process. Having a lien free project is obviously desired. Have contractor explain their lien and payment processes. Does contractor issue joint checks to pre-liened suppliers if conditional releases are provided? More information can be found here: http://www.cslb.ca.gov/Consumers/Legal_Issues_For_Consumers/Mechanics_Lien/How_To_Prevent_A_Mechanics_Lien.aspx

18 – Make sure everything is in writing. The contract is one of the best ways to prevent problems before you begin. The contract protects you and the contractor by including everything you have both agreed upon. Get all promises in writing, and spell out exactly what the contractor will and will not do. When receiving the contract, make sure all concerns are addressed to avoid a miscommunication. Do not accept vague proposals or prices written down on the back of a business card. AIA contract documents are highly recommended. Several options are “Stipulated Sum (A101)”, “Guaranteed Maximum Price (A102), and “Cost of Work Plus a Fee (A103)”

Courtesy of Mike Behler of Behler Construction Co., a Santa Rosa builder.  He currently focuses on commercial building and is not taking on any residential projects at this time.  Mike has donated his time to help fire survivors embark on rebuilding. 6/16/18

3.  25 Questions to Ask an Architect » (pdf or click “Show More” to read below)

25 Questions to Ask an Architect (or Designer/Drafter)

Experience

  • What is your design philosophy?
  • What sets your firm apart from other architects with similar experience?
  • Do you have experience with the building type and size of my project?
  • Will you share with me a portfolio of similar projects and provide a list of client references?
  • Who from the architecture firm will I be dealing with on a regular basis? Is this the person who will design my project?

My Project

  • Are you interested enough in this project to make it a priority?
  • What challenges do you foresee for my project?
  • What do you see as the important issues or considerations in my project?
  • What is your estimated timetable for my project?
  • What means will you use to collect information about my needs, goals, etc.?
  • How will you help me to fully understand the scope and sequence of the project? Will you utilize models, drawings, or computer animation?

Design

  • What are the steps in the design process, and how are they organized?
  • What criteria will be used to establish priorities and make design decisions?
  • What do you expect me to provide?
  • How disruptive will construction be?
  • What role do you have during construction? Am I expected to work with the contractor directly?

Green Design

  • Do you have experience with “green” or sustainable design?
  • Do you regularly integrate low or no cost sustainable design strategies into projects?
  • Considering the many areas that may be affected by sustainable design, how will you determine which options to pursue?
  • If sustainable design technologies are implemented, do upfront costs exist that may affect the construction budget? What are the expected pay back times?

Fees

  • How do you establish fees?
  • In anticipation of a formal proposal with costs, what would you expect your fee to be for this project?
  • What is included in your basic services and what services would incur additional fees?
  • If the scope of the project changes later in the project, will there be additional fees? How will these fees be justified? How will this be communicated to me?
  • What is your track record with completing a project within the original budget?

Courtesy of Mike Behler of Behler Construction Co., a Santa Rosa builder.  He currently focuses on commercial building and is not taking on any residential projects at this time.  Mike has donated his time to help fire survivors embark on rebuilding. 6/16/18

4.  Contractor/Construction Contract Frequently Asked Questions » (pdf or click “Show More” to read below)

Note:  This longer document also contains some information from the shorter “Hiring a Builder” document.

1. Construction and Materials Warranties:

a. Contractor and all subcontractors should provide 1-year warranties

b. Longer warranties should be provided for items such as:

i. Windows (could be lifetime)

ii. Roofing (30-50 years, lifetime)

iii. Water heater

iv. Appliances

v. HVAC equipment

c. Warranties should be provided to Owner in a binder and most warranties should start at project completion date (i.e. Notice of Completion)

d. 2/10 warranty: see #14 below

2. How to Keep Your Build on Time:

a. Work with a contractor who has verifiable references. Talk to past clients about your contractor’s ability to hold to his projected schedule

b. Request a construction schedule from your contractor and review it on a weekly basis

c. Many delays are Owner-related due to changes and/or lack of timely decisions

d. Delays do happen. Minimizing them is the key

3. How to Make Sure Your Construction Quality Will Be Comparable:

a. Work with a contractor who has verifiable references. Talk to past clients about your contractor’s quality of work

b. Make sure your architect/designer properly specifies materials and provides adequate details

c. Inspect the work weekly and consider having your architect do periodic inspections

d. Having some sort of submittal process is a good idea to make sure correct/desired materials and equipment is being provided

4. Contractor Choice/Selection: Items Specific to Hiring a Building Contractor:

a. Contractor needs to have a type B (General Building Contractor) license from CSLB.

b. All contractors need to have a current license issued by the California Contractors State License Board (CSLB). You can check the status of any license here: https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/checklicense.aspx

c. How long has the contractor been in business? You might want to be leery of a contractor promising to be an overnight success. A long-time, well-established contractor is likely to be a safer bet. Considering the length of time a contractor has been in business is a good indicator of their ability; however, there are many contractors who claim years of experience. Protect yourself by asking for proof of business length

d. Does contractor have a headquarters? Homeowners should want their contractors to operate from a permanent place of business. If the contractor is not permanently established, how can you be confident that they will complete the work or be in business tomorrow should there be any problems?

e. Can contractor show you a portfolio of previously completed work on projects of your size?

f. Can contractor give you a list of previous clients? A contractor should be able to give you names, addresses, and phone numbers of at least three clients with projects like yours. Ask each client how long ago the project was and whether it was completed on time. Was the client satisfied? Were there any unexpected costs? Did workers show up on time and clean up after finishing the job? You also could tell the contractor that you’d like to visit jobs in progress.

g. Is contractor in good standing with a trade association?

h. How many other projects would contractor have going at the same time and what is the anticipated construction schedule?

i. Is contractor insured, and is the coverage adequate? Confirm minimum limit requirements you’re your insurance company. Contractor should have:

i. General Liability

ii. Worker’s Compensation

j. Future note: Ask for copies of insurance certificates, make sure you are named as additional insureds, and make sure they’re current, or you could be held liable for any injuries and damages that occur during the project

k. Does contractor provide sufficient details for the project being performed?

l. Will contractor help you through the permitting process?

m. How much of the work will contractor be self-performing? It’s good to know how much of the work will be subcontracted. If work is subcontracted,

i. Will contractor be obtaining multiple bids for each scope of work?

ii. How long has contractor worked with their subcontractors?

iii. Make sure the subcontractors have current insurance coverage and licenses

n. What are contractor’s anticipated job overhead (on site costs related to running the project) and management fee and profit (bottom line cost to mange project from the office and for profit) costs/fees

o. Does contractor have previous work experience with insurance companies and/or construction lenders?

p. Payment requirements. Will contractor propose any special payment requirements or will there be standard monthly billings and payments? Your insurance company should be involved with this

q. Preliminary lien process. See #11 below for construction lien process. Here is a link to CSLB information: http://www.cslb.ca.gov/Consumers/Legal_Issues_For_Consumers/Mechanics_Lien/How_To_Prevent_A_Mechanics_Lien.aspx

r. Make sure everything is in writing. See #12 below for contracts

5. Local vs Out of Area Builders:

a. Working with a local contractor could have advantages when it come to warranty items but having said that, there are many very reputable and qualified out of area builders. See #4 above for hints in selecting a contractor

6. Custom Builders vs Home Construction Companies:

a. Builders typically specialize/focus on certain project types and sizes. Again, the selection process should explore a contractor’s past experience and capabilities. Having said that, it is possible to get a successful and quality project from a contractor doing a project larger than their standard past projects. For the most part, all home construction has the same basic elements. What changes are the contract sizes and finish expectations

7. Code Upgrades:

a. Fire sprinklers

b. Structural including seismic (foundation/framing)

c. Wildland-Urban Interface

i. Water storage and draft hydrant

ii. Gutter covers

iii. Covered soffits

iv. Special roof and foundation venting

v. Fire resistant siding materials

vi. Tempered glass at all openings

8. Green Building. CALGreen and Title 24:

a. Erosion control

b. Recycling materials

c. More efficient HVAC

d. Insulation values

e. LED lighting

f. Low VOC (volatile organic compound) finishes and paints

g. Occupancy sensors

h. Tankless water heater

i. Commissioning and inspections

j. Manage storm water runoff and downspouts tied to underground storm system

k. Low flow plumbing fixtures

l. Operation and maintenance manual

m. Direct vent fireplaces

n. Envelope barriers (u/ slab, walls, roof)

o. Whole house fan

9. Accurate Quotes and Avoiding Cost Overruns:

a. Note that breakdowns you may have seen from your insurance company are not standard (i.e. 2 pages is typical versus 100+ pages)

b. Pay to get the plans fully completed and materials specified. This will allow you and your contractor to obtain more and more accurate bids/pricing. Your permit and bid set should include:

i. Civil engineering

ii. Architectural design

iii. Soils testing

iv. Landscape design

v. Fire sprinkler design

vi. Structural engineering

vii. Interior design

viii. Mechanical and electrical design

ix. Title 24

x. CalGreen

xi. HOA approval (if needed)

xii. Site surveying

c. Understand your contractor’s bid process

i. Are they obtaining multiple bids for every scope of work?

ii. Which items are they planning to self perform?

d. Owner items like permits, insurance, contingency, testing, inspections,… Your contractor should have and exclusions list

10. Billings/Payments:

a. The billing process and payment schedule should be specified in your Contract

b. A standard billing process is billing for work through the end of the month with payment expected by the 20th of the following month

c. Advance payments for certain materials may be required

d. Your Contractor can not request a deposit exceeding $1000

e. Retention 0, 5, 10%.

f. Retention payment to be released 35 days after the NOC if filed

g. Your contractor billing should include subcontractor and material invoices with associated conditional and unconditional releases

11. Construction Lien Process: If you are not familiar with what it takes to have a “lien free” project, discuss this with your contractor. Have them explain their lien and payment processes.

a. Having a lien free project is obviously desired. Does contractor issue joint checks to pre-liened suppliers if conditional releases are provided? More information can be found here: http://www.cslb.ca.gov/Consumers/Legal_Issues_For_Consumers/Mechanics_Lien/How_To_Prevent_A_Mechanics_Lien.aspx

b. You’ll want to understand preliminary lien and conditional and unconditional liens upon progress and final payments

c. Failing to follow a process could subject the Owner to paying twice for the same work

12. Contract Types: It may seem obvious, but make sure everything you and a contractor discuss or agree upon is put in writing. Different contractors usually have different contract formats, so have an Attorney review any documents before you sign them.

a. The contract is one of the best ways to prevent problems before you begin. The contract protects you and the contractor by including everything you have both agreed upon.

b. REMEMBER

i. Get it in writing. Since a written contract protects both you and the contractor, all agreements should be put in writing. It should be as specific as possible regarding all materials to be used, such as the quality, quantity, weight, color, size, or brand name as it may apply. For example, the contract should read “install oak kitchen cabinets, manufactured by Company XYZ, model 01381A, as per the plan,” not just “install kitchen cabinets.”

ii. Don’t sign anything until you understand the contract and agree to the terms. Anything you sign as authorization to move forward with the project could become the contract. Ask questions until you understand and agree to all the terms before signing. You also may wish to review the proposed contract with an attorney.

iii. Make sure the contract includes everything that is agreed to, up to and including complete cleanup and removal of debris and materials

iv. Never sign a blank or partially blank contract. Once you sign, both you and the contractor are bound by everything set down in the contract. Make sure to get a copy of the contract, and keep it for your records.

v. Always update your contract. Even after you have signed the contract and the work already has begun, you may want to make some changes. If you have added or subtracted work, substituted materials or equipment, changed the completion date, etc., make sure to note it in writing on a “change order,” and include any price changes. After a change order is signed, it becomes part of the written contract.

vi. Make sure the financial terms are clear. The contract should include the total price, when payments will be made, and whether there is a cancellation penalty. You should expect to make a down payment on any home improvement job. A down payment should never exceed 10 percent of the contract price or $1,000, whichever is less.

c. Make sure your Contract references your plans and specifications

d. Make sure your contract references your contract sum breakdown

e. Several contract options are “Stipulated Sum (A101)”, “Guaranteed Maximum Price (A102), and “Cost of Work Plus a Fee (A103)”

f. Get your attorney to review your contract!

13. Profit types:

a. Mark-up. Labor + materials + subcontractors = cost of work. Cost of work x mark-up = total cost. Example: cost of LMS = $1000, mark-up is 20%. $1000x.2=$1200. This method provides a profit of 20%

b. Margin. If contractor’s goal is 20% margin the 20% is calculated on the total project cost. Example: total project cost is $1000. 20% x $1000 = $200. $200 / $800 (cost of work) = 25%. This method provides a profit of 25%

14. 2/10 Warranty: Sample from one provider:

Structural Warranties

We offer a 10 year, insurance-backed new construction structural warranty. It covers qualified physical damage or defects to load-bearing elements of a new construction home, including:

• Load-bearing walls/partitions

• Beams/girders

• Columns

• Floor Framing

• Roof Framing

• And more!

The 2-10 HBW Structural Warranty may only be purchased by a builder who is a member of 2-10 HBW. If you are buying a new construction home, click here to email your builder information about 2-10 HBW and the 2-10 HBW Structural Warranty.

PLEASE NOTE: Certain items and events are not covered through a homeowners warranty. For specific coverages, please refer to the New Home Warranty or Service Agreement for specific coverage and exclusions.

Courtesy of Mike Behler of Behler Construction Co., a Santa Rosa builder.  He currently focuses on commercial building and is not taking on any residential projects at this time.  Mike has donated his time to help fire survivors embark on rebuilding. 6/28/18

4.  Construction Contracts Key Points » (pdf or click “Show More” to read below)

The following construction contract tips and information are to be used as a basic guide only. Always consult with a lawyer before signing any contract or adding any of the following language.

  • Recommended Contract: AIA A101

The AIA A101 agreement is a standardized contract that is used by owners and contractors. It is fair and balanced. Any changes that are made are noted or stricken so all parties can see the modifications. Using this agreement will lessen the need for an attorney review or limit the attorney review time. Most general contractors should be very familiar with this contract, and they should have no problem using it. This will allow the owner to be in control of the contract versus the general contractor supplying it. This is not to say the owner cannot use the general contractor’s contract. Just remember that the contractor wrote it.

  • Contract Basics

Everything that is in the plans needs to be included. Make sure the general contractor covers the entire plan for the home, then clearly lists the exclusions and the allowances. There should be nothing left up in the air. Here is an example.

This contract covers all pages of plans for _____________ Owner _________________address _____________________________ generated by ______________ Architecture Firm, dated _________________. These plans are final and approved by the City of Santa Rosa. There are no further revisions.

The exclusions to the construction drawings are:

(listed in detail)

The allowances/Owner options in the contract are:

(listed in detail)

Note: Carefully verify what is being excluded to make sure there are no gaps in what the general contractor is covering. There could be additional items that would need to be budgeted for. Also if getting multiple bids, verify that the exclusions match for all general contractors. The difference in exclusions could account for why one general contractor’s bid is lower than another.

Note: Allowances or Owner options are variable costs that can add up. Pricing should be largely defined in the bid and contract. It is fine to have a couple of small allowances that make sense. Too many allowances are red flags and could allow a contractor the ability to increase the contract amount well over the base contract. If there are Owner upgrades that were not identified at the time of Contract signing, but options the Owner elected to add to the contract work, a separate Change Order should be prepared outlining the additional work, and the document should be signed by both the Owner and the Builder.

  • Architect Responsibility

The architect should put all of the specifications for the home on the plans. This includes cabinet quality and style, countertop type, appliance brands/type, lighting and plumbing fixture specifications, flooring type/selections, etc. Specifications will allow contractors to bid it apples to apples for accurate pricing and to make sure that the homeowner is covered so that change orders do not occur because of missing information. Change orders can be a costly addition to a project especially when a contractor comes in with a low bid.

  • Change Orders

Change orders are an area where contractors can make up a lot of ground on a low bid. It will be tough not to have an occasional change order, but the key is to limit the exposure and put the contractor on notice that change orders will be scrutinized.

Example: “All change orders must be agreed to and signed by both parties before starting work. Any unsigned change order could result in the contractor not getting paid for the work or the work not being performed. The owner reserves the right to get additional bids for change orders and or a third-party review of the cost and scope of that work.”

  • Insurance

The general contractor and all subcontractors need to name the homeowner as an additional insured, and it should be spelled out in the agreement.

Liability insurance: Minimum One Million Dollars (single claim), with Two Million Dollars aggregate limits. Be sure to verify if this is a per location limit or total for the entirety of the project. Builders can group individual home rebuilds together as a single “project.” If there IS NOT a per location limit, then losses at other addresses can diminish the limits of coverage and impact you in the case of a claim.

Workers compensation: One Million Dollars

Employee automobile coverage: One Million Dollars

Additional insurance: Builders Risk (this can be provided by the owner or the contractor). Builders risk covers all property during the rebuild. This includes raw materials like stacked dry wall but also the house during construction as it isn’t a completed building. Some homeowner’s insurance companies will cover the builders risk exposure during the rebuild. Verify who will be providing this insurance with your builder and insurance company.

Professional Liability: Verify that all architects and engineers have professional liability or “errors & omissions” insurance. Most general liability policies do not cover professional services.

  • Construction Schedule

There needs to be a defined construction schedule in the agreement. The homeowner should be able to track where the home will be by certain dates and when they can expect completion. A construction schedule cannot be prepared until building plans have been approved but the City, so make sure you clarify with the Builder when you should expect a construction schedule following Plan approval.

  • Construction Delays

There needs to be some language that protects the homeowner in the event there is a delay that is inside of the contractor’s control where they can terminate the agreement, especially with the projected labor shortages and other factors. An example could be if the project sits for 30 days with no progress or if the job is more than 60 to 90 days behind schedule, the owner has the right to cancel the agreement.

  • Draw Schedule

There needs to be a clear understanding in the agreement of the how and when the contractors will get paid. If there is a mortgage company holding the insurance funds, there is a timeline that needs to be understood so that the contractor’s payment draw schedule can be reconciled with release of insurance proceeds. The last thing anyone wants is a misunderstanding of funding. The contractor and subcontractors could pull off the job if they do not get progress payments in a timely manner.

  • Funding

Unlike a new construction loan, where the funding is dictated by a construction draw schedule provided by the Contractor, in a fire-rebuild, the money to pay the Contractor comes from the Mortgage company. Customarily, the Mortgage company will issue the insurance proceeds in thirds. The initial one-third of the insurance proceeds is released upon receipt of the above-listed documents and the payment check(s). It is not uncommon to have to wait 3-4 weeks for that first payment to arrive. The second installment payment from the Mortgage company is issued at 50% completion of the construction, and the final one-third draw is issued at substantial completion (95% or better) of the project. The Mortgage company will need to be notified by the Owner as the 50%, and substantial completion phases approach since they will send inspectors to verify the construction progress before they will issue payments. Some mortgage companies may be willing to issue draws in different increments, but that is something to address once you know what your Contractor’s requirements are for their payment draws. At any rate, the communication between you and your Contractors is pivotal and it will help the entire process along, and keep cash flowing for the contractors.

Insurance Deprecation Hold-back

The insurance company is likely to hold back 20-25% of the initial payout. Once the project is completed they will release the depreciated funds that are held back. Check with your Adjuster to see if they can promptly release those funds and how many days/weeks until they expect you to receive supplemental payments. If there is a mortgage company, the insurance supplemental check(s) will be made out to the homeowner and the mortgage company. This customarily adds 3-4 weeks from the time of your receipt of the insurance payments to the time those funds are processed and issued by the Mortgage companies. Make sure to request overnight delivery of all payments from the Mortgage Company, and that all of the check(s) that you send to them are overnighted as well. This could save weeks between deliveries.

Documents Needed for Draw Release

The contractor must submit the following for progress payments. These documents are for Mortgage Company disbursements and protection of the homeowner. The Mortgage Company may require less documentation, but the homeowner must get the following to protect themselves:

* An invoice for the percentage of work completed in accordance with draw schedule outlined in the contract.

* Before paying a conditional lien release on progress payment from their company and all subcontractors and material suppliers.

* Proof that the general contractor has verified that the subtractors have paid their employees in accordance with the new state law that went into effect January 1, 2018.

Once paid, the contractor, subcontractors, and material suppliers must provide an unconditional lien release on progress payment. Future draws will not be issued until all unconditional lien releases for prior payments are given to the owner.

Final payment:

* An invoice for final payment in accordance with the draw schedule outlined in the contract.

* The contractor must have all City sign-offs for the owner to occupy the home.

* Before paying a conditional lien release on final payment from their company and all subcontractors and material suppliers.

* Proof that the general contractor has verified that the subtractors have paid their employees in accordance with the new state law that went into effect January 1, 2018.

* Notice of competition must be filed within 10 days of final payment.

Once paid by the owner the contractor, subcontractors and material suppliers must provide an unconditional lien release on final payment.

  • Dispute resolution

In the event there is a dispute between the owner and the contractor it is best to have language that spells out dispute resolution. Always consult with a lawyer for the best language and advise. The example below allows for steps that will not end up in a court but will be decided by binding arbitration which is much quicker and less expensive.

Sample Language:  “The parties will attempt to resolve any dispute arising out of or relating to this Contract through friendly negotiations amongst the parties. If negotiation does not resolve the matter, the parties will resolve the dispute using the below Alternative Dispute Resolution (ADR) procedure.”

Any controversies or disputes arising out of or relating to this Contract will be submitted to mediation in accordance with any statutory rules of mediation. If mediation is not successful in resolving the entire dispute or is unavailable, any outstanding issues will be submitted to final and binding arbitration under the rules of the American Arbitration Association. The arbitrator’s award will be final, and judgment may be entered upon it by any court having proper jurisdiction.

Courtesy of Matthew Grill, Fire Victims Coalition, prior fire survivor. 2018

See More:

Maximize Insurance Dwelling & Code Upgrade Payments / Construction Contract Review – FREE Services »

Maximize Insurance Dwelling & Code Upgrade Payments – PAID Services »

Neighbors Together ~ Strong & Resilient does not provide any advice or endorse any service provider or agency. 

October 2017 Northern California Firestorm: Tubbs Fire in Santa Rosa: Coffey Park; Fountaingrove (Hidden Valley Estates (HVE) is lumped with FG); Larkfield-Wikiup-Mark West-Riebli; Rincon Valley-Deer Trail-Calistoga Rd; Bennett Ridge (Nuns/Annadel Fire) . . . See more . . . »

Mission News Theme by Compete Themes.
%d bloggers like this:
Skip to toolbar