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Can a general contractor perform concrete and framing job without c5 or c8 as prime contract with his own crew under B

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We are currently building a multifamily building in Southern California that is 2 stories of wood frame over concrete foundation and podium. We have engaged with a General Contractor to subcontract the frame and concrete work at the project. For the sake of clarity lets call this GC as GC 1. GC 1 has engaged with another company to perform the concrete and frame work, later on we found out that the company that GC 1 has engaged with also holds a General B license, which makes the company a general contractor. So lets call this company GC 2. So GC 1 has contracted GC 2 to perform the work and GC 2 has used its employees in its payroll to perform the work. GC 2 does not hold a C5 or C8 license. Does this mean that the company GC1 hired as a subcontractor (which is GC 2), does not have the proper licensing since they executed the job as a subcontract? The crew that GC 2 would pour concrete and then the same crew would switch their tools and work as framers. The quality of the work has caused problems such as problems with drywall not being level, windows not being level, water leak through concrete, additional stucco work to cover the concrete that was not properly formed are just a couple that comes to my mind. What is the best way to recoup some of the damages that were caused by GC 2 due to performing a trade without C5 or C8 license? And what kind of action can we take against the GC1 which has subcontracted this work to GC 2 knowing that the only license they have was a General B License?

2 replies

Feb 11, 2022
That's like a question straight out of the Contractor's State Licensing Board Exam! Rule regarding General B contractors and what classifications they can do on a project is this: a General B can do just Framing (C5), OR can be hired to do only one trade besides C5 so long as they sub the job out to the appropriate subcontractor, OR can do two trades so long as neither is C5, OR can do 3 trades or more including C5. A General B can sub out to another General B so long as the 2nd General B is following the rule above. If one of the Generals is not following the rule, then arguably they are in violation of Business and Professions Code section 7031, which is extremely harsh to the contractors, including possible disgorgement of funds paid. Look at the case Lewis & Queen v. N.M. Ball & Sons (1957) 48 Cal.2d 141. The good thing about having 2 General B contractors is they probably both have good general liability insurance policies, or at least one does. SO, if they did horrible work, and you need the work repaired, there is a chance at least one of the insurance companies will pay out on a claim. However, it may take some time for that to occur because they will play hot potato and point the finger at each other.
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Feb 15, 2022

A “B” General Building Contractor Can Enter a prime or sub-contract for a framing or carpentry project and selfperform the work.

But A “B” General Building Contractor Cannot Enter a sub-contract involving trades other than framing or carpentry unless: The sub-contract requires at least two other, unrelated trades or crafts; or the “B” General Building contractor holds the appropriate license classification.

In the below scenario it appears that GC 2 is not properly licensed to perform the concrete work under the subcontract.

In that case, you likely have a claim against GC 1 for breach of contract for hiring GC 2 to perform work for which it was not properly licensed.

You likely also have a claim against GC 2 to recoup the money paid for the concrete work.

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