20-point checklist for vetting home renovate, repair and build contractors … and red flags to beware
By Jon Grishpul
When you’re looking to hire a home contractor to renovate, repair or even build a custom home, there are a few key questions and requests to assure yourself that the contractor under consideration is truly as honest and reliable as they say. The top fundamental places to start includes:
- Experience: How many homes have you built in the last 10 years (in the same geographic location)? Please provide a list of your projects for me to review.
- References: How can a validate that you are a reliable, honest and quality builder? Please provide a list of references I can speak with.
- Certifications: How can I confirm that you’ve been licensed for over __ years, have thorough, active insurance coverage and have a clean criminal record. Please provide me proof of these questions.
Other areas of inquiry should include a management Interview, background check, financial review, online rating, contractor license board, license/bond/insurance and local expertise. It’s essential to exercise caution when choosing a contractor. The last thing you want is to hire an unreliable contractor who adds to your stress. Take the time to meet with several contractors and perform a thorough vetting process to ensure they are reputable.
Follow these key steps when vetting contractors:
- Confirm they have a valid general contractor’s license with no consumer complaints.
- Verify they carry at least $1 million in liability insurance and an active worker’s compensation policy.
- Research their online reviews to gauge their reputation and reliability.
- Contact references or past clients to learn about their experiences with the contractor.
Be aware of these red flags:
- Contractors going door-to-door seeking work or using high-pressure sales tactics.
- Offers to “kick back” a portion of the insurance proceeds if you hire them—this is insurance fraud.
- Requests for large upfront deposits to “hold your job.”
- Aggressive sales tactics to get you to sign a contract immediately.
20-Point ‘Code of Conduct’ Checklist for Vetting Home Contractors
The following checklist will help homeowners ensure contractors are well-vetted, promoting transparency, accountability, and high-quality work.
- Does the contractor commit to responding to calls, messages, texts, and emails within 24 hours?
- Will the contractor provide regular, timely, and honest communication, including identifying a primary contact person?
- Does the contractor offer a detailed written scope, contract, and schedule for the project?
- Will the contractor advise in writing about any extra charges or change orders, including pricing, and wait for written homeowner approval before starting?
- Does the contractor agree to alert the homeowner immediately about any potential quality issues and discuss solutions?
- Will the contractor notify the homeowner in advance of any potential delays (e.g., materials, weather)?
- If quality issues arise, does the contractor commit to resolving them in a mutually agreeable manner?
- Can the contractor provide guidance and expertise regarding materials while respecting the homeowner’s final selection decisions?
- Does the contractor maintain a clean, safe, and organized work site throughout the project?
- Will the contractor use materials that are up to code and meet industry standards?
- Is the contractor’s license, insurance, and bond current and valid for the project duration?
- Does the contractor agree to secure necessary permits, pass inspections, and ensure all work meets building codes?
- Will the contractor collect reasonable deposits and tie further payments to percentage completion milestones?
- Does the contractor provide a minimum one-year warranty on the completed project?
- Are charges for extras or change orders based on true costs, and will the contractor allow the homeowner time to verify estimates?
- Does the contractor commit to not prioritizing other projects at the expense of delays to the homeowner’s project?
- Will the contractor avoid overcommitting to too many projects that could lead to delays?
- Does the contractor guarantee a consistent crew presence on the job site every weekday for eight full hours, barring holidays or special circumstances?
- Are the contractor’s workers experienced in the specific trades required for the homeowner’s project scope?
- Does the contractor hire only qualified and experienced subcontractors with applicable licenses and insurance?
Beware unscrupulous contractors who exploit vulnerable homeowners, using high-pressure tactics to secure deposits and contracts without delivering promised services. Homeowners are urged to remain cautious, research potential contractors and avoid signing agreements or making payments under duress. Due diligence is key. This includes verifying contractors’ licenses, insurance, and references; and being alert to scam warning signs like door-to-door solicitations, large upfront deposits, or offers to manipulate insurance proceeds.
For greater peace of mind, it’s optimal to dig deeper and procure a comprehensive assessment report for every contractor you meet, which should detail essential information about the contractor’s experience, credentials and client satisfaction. When possible, obtain verified homeowner feedback describing what they liked most about their contractor. Such all-inclusive assessment reports can help homeowners confidently compare contractors and make the best decision for their home repair or improvement project.
At the very least, the 20-point checklist above can help homeowners thoroughly vet contractors, ensuring transparency, accountability, and high-quality work that alleviate stress rather than compound it. By taking the time to thoroughly assess potential contractors, homeowners can best safeguard their investments and ensure their work is handled with professionalism and care.
Jon Grishpul is Co-CEO of GreatBuildz.com—a FREE service that matches homeowners with reliable, pre-screened general contractors. He’s also Co-CEO of www.MaxableSpace.com —the industry-leading ADU property design / build / construction resource website for granny flats, in-law suites, guest houses, casitas and other types of Accessory Dwelling Units. He may be reached at www.Greatbuildz.com.
