Step-by-step guide

Questions to ask a contractor before you sign

The best time to sort out a problem with a contractor is before the contract is signed. Ask these questions in person or by email, and get the important answers written into the contract.

License, insurance and references

• Are you licensed for this type of work here, and what is your license number? Then verify it yourself with your state or local licensing board. Do not rely on a photo of a card.
• Can you send proof of liability insurance, and workers comp if you have employees? Ask for the certificate to come from their insurance agent.
• Who will actually be on site? If they use subcontractors, ask which trades and whether those subs are licensed where required.
• Can I talk to two or three recent customers with a similar project?

Permits and inspections

• Which permits does this job need, who pulls them, and is the fee in your price? Be cautious if a contractor wants you to pull the permit in your name for work they are doing; ask why.
• Who books inspections and who will be there? See what to expect at inspections.

Scope and price

• Is the bid itemized, and what is excluded? Exclusions are where surprise costs hide.
• Which items are allowances, and what happens if I pick something that costs more?
• How do you handle hidden conditions such as rot or old wiring found after demolition?
• Comparing several quotes? Use our guide to comparing contractor bids.

Schedule

• When can you start, how long will it take, and what could delay it?
• What are your working hours, and will someone be on site every work day?
• Which items have long lead times, and who orders them?

Payments

• How much is the deposit, and when is it due? Avoid large up-front payments.
• Can payments be tied to completed milestones, ideally passed inspections?
• Will you provide lien waivers from you and your suppliers and subs as I pay, where they apply in my state?

Changes

• How do you handle change orders? The answer you want: every change is written, priced and signed by both of you before the work is done.

Site, safety and cleanup

• How will you protect floors and control dust, and where will the dumpster and materials go?
• What is cleaned up daily, and what at the end?
• If my home was built before 1978: are you lead-safe certified, and how will you test for and handle lead paint and asbestos?

Warranty and closeout

• What warranty do you give on workmanship, and is it in writing?
• Who handles manufacturer warranties on fixtures and appliances?
• Will we do a final walkthrough and punch list before the last payment?

Rules on licensing, contracts and cancellation rights vary by state. Oregon homeowners can see our sister site's Oregon hiring checklist.

Related: How to plan a remodel: budget, scope, permits, and DIY vs. hiring · How to compare contractor bids · Project phase checklist