You’ve found a contractor. They seem professional. The price looks fair. But before you sign anything, you need to ask the right questions. Most homeowners don’t know what to ask. They nod along, shake hands, and hope for the best. That’s a gamble you don’t want to take.
Here are ten questions that separate great contractors from the rest. Ask every single one.
1. Are you licensed, insured, and bonded?
This isn’t small talk. It’s the most important question you’ll ask.
A license proves they’re legally allowed to work in your state. Insurance protects you if someone gets hurt on your property or if your home gets damaged. A bond covers you financially if they don’t complete the job.
Red flag: They say “yes” but won’t show you proof. Or they say “it’s in process.”
What to do: Ask for their license number and verify it online with your state’s licensing board. Request a Certificate of Insurance. If they hesitate, move on.
2. How many projects like mine have you completed?
General experience is good. Specific experience is better.
A contractor who’s built 50 decks but never tiled a shower shouldn’t be your bathroom remodeler. You want someone who has done your exact type of project multiple times.
Red flag: They say “we can figure it out” or “it’s all the same.”
What to do: Ask for photos of similar completed projects. If they can’t show you at least three, that’s a problem.
3. Can you provide recent references?
Any contractor can dig up a happy customer from five years ago. You want recent ones – ideally from the last three to six months.
Red flag: They say “I don’t share client information” or give you only one name.
What to do: Call at least three references. Ask: Did they finish on time? On budget? How were unexpected issues handled? Would you hire them again? Listen carefully to how they answer.
4. What’s the exact timeline for my project?
Vague answers like “a few weeks” or “as soon as we can” are useless. You need a written schedule with clear milestones.
Red flag: They refuse to put a timeline in writing or say “it depends” without explaining.
What to do: Get a start date, estimated completion date, and key milestones (e.g., demo done by X, rough inspection by Y). Build in a reasonable buffer for weather or material delays – but hold them accountable to the major dates.
5. Who will be working on my property?
Many contractors use subcontractors. That’s fine. But you need to know who’s actually showing up.
Red flag: They say “don’t worry about it” or can’t name their subs.
What to do: Ask for the names and license numbers of every subcontractor. Verify those licenses too. And confirm that all subs are covered under the general contractor’s insurance – or that they have their own.
6. How do you handle permits and inspections?
Skipping permits is illegal in most places. But some contractors will try to convince you it’s “not necessary” to save time or money.
Don’t fall for it. Unpermitted work can tank your home’s resale value and get you fined.
Red flag: They say “you can pull the permit yourself” or “we don’t need one for this.”
What to do: A professional contractor pulls permits as part of their service. Make sure the contract states who is responsible for permits and inspections – and that all work will pass final inspection.
7. What’s your payment schedule?
Never agree to a vague or front‑loaded payment plan. Large upfront deposits are the #1 sign of a potential scam.
Red flag: They ask for 50% or more before any work starts. Or they want cash only.
What to do: A fair schedule ties payments to completed work. For example: 10–20% deposit for materials, then progress payments at milestones like demo, rough‑in, and final finish. Hold back the last 10–20% until you’ve done a final walkthrough and all lien waivers are signed.
8. How do you handle change orders?
Every project has surprises. Behind a wall, you might find rot. The tile you wanted might be backordered. Changes happen.
What matters is how they’re handled.
Red flag: They say “we’ll figure it out later” or give verbal approvals without paperwork.
What to do: Require that all changes be put in writing and signed by both parties before any extra work begins. The change order should include the revised cost and timeline. Without this, you have no protection when the final bill is $5,000 higher than expected.
9. What warranty do you offer on your work?
A confident contractor stands behind what they build. A shady one disappears after the final check clears.
Red flag: They say “we don’t give warranties” or offer only a handshake promise.
What to do: Get the warranty in writing. One year on labor is standard. Materials typically carry their own manufacturer warranties. Make sure you understand what’s covered, what’s not, and who to call if something fails six months later.
10. Can you put everything in a written contract?
If a contractor hesitates to sign a detailed contract, run. This is non‑negotiable.
Red flag: “We don’t need all that paperwork” or “my word is my bond.”
What to do: A proper contract includes: full scope of work, timeline, payment schedule, materials list, warranty, permit responsibility, change order process, and lien waiver terms. Read it before you sign. Don’t let anyone rush you.
Platforms like Contractor List can help you compare contractor responses side‑by‑side and keep all your documentation organized. But even a simple folder with printed contracts and emails is better than nothing.
Bonus: One more question to ask yourself
After you’ve asked all ten questions, take a step back and ask yourself one more thing:
Does this feel right?
Trust your gut. If something feels off – even if you can’t explain why – walk away. There are plenty of good contractors out there. You don’t have to settle for one who makes you nervous.
Final thoughts
Asking these questions isn’t rude. It’s smart. Good contractors expect them. They’ll appreciate that you’re serious and organized. Bad contractors will get uncomfortable. They’ll deflect. They’ll pressure you to skip the paperwork. That’s your signal to find someone else.
Your home is too valuable to leave to chance. Ask the questions. Get the answers in writing. Hire with confidence.
