A homeowner in a small Georgia town recently told me the story of his botched roof repair. His indignation was in the contractor's shoddy work and the damage it caused to his home. But as I listened to him, I realized he bore responsibility for much of his current troubles.

A spring thunderstorm toppled a tree on to his house causing $60k in damage. The contractor caused further damage by failing to properly protect the home from additional bad weather while doing his repairs. What went wrong? The homeowner didn't hire a licensed contractor, didn't ask for references and didn’t stage payments to match work performed. The contractor began work right away and kept busy for a week. Because the homeowner could see the debris being removed and new roof trusses going up, he didn't hesitate when the contractor said he needed a check for $40k to buy the remaining construction materials and supplies.

Big mistake. That was on a Friday. By Monday the contractor was long gone. Repeated calls from the homeowner went unanswered and within a few days the number was disconnected. To compound matters, it was the only method of contact the homeowner had. The form containing the contractor's estimate included his name and phone number but no street address. The homeowner hadn't bothered to notice beforehand.

Another spring storm later that day poured water through the unfinished roof and brought down large chunks of sheet rock. Furnishings and carpet were soaked.

In defense of the homeowner, thunderstorms are a regular summer event in his part of the country and he was trying to get repairs made quickly. He contacted other contractors but they were busy repairing other storm damaged homes. Several offered to send out crews to tack up tarps until they could begin work.

You can learn lessons from this homeowner next time you have to work with a contractor for an emergency repair or any kind of work on your home:

1. Get references or use a web service that prescreens contractors such as BestContractors.com.

2. Get a written estimate on company stationary that includes complete contact information including a physical address that you have verified.

3. Never pay in cash or all at once up front. A reputable contractor has a line of credit to purchase building materials and pay his crew without needing a check from you.

4. Work only with a contractor licensed to do the work you require.