Choosing the right general contractor
Your general contractor (GC) is the single most important hiring decision for any major home project. A great GC saves you time, money, and stress. A bad one can turn your renovation into a nightmare. Here are the 10 essential questions to ask.
The 10 essential questions
1. Are you licensed and insured?
Every GC should carry a valid contractor's license, general liability insurance (at least $1 million), and workers' compensation coverage. Ask for copies and verify them independently.
2. How long have you been in business?
Experience matters. A contractor with 5+ years of history demonstrates stability. Ask specifically about projects similar to yours in scope and style.
3. Can you provide references from recent projects?
Ask for 3–5 references from the past 12 months and actually call them. Ask about communication, timeline adherence, budget accuracy, and how problems were handled.
4. Will you provide a detailed written estimate?
A professional GC provides a line-item estimate — not a single lump sum. This allows you to compare quotes fairly and understand where your money goes.
5. What's the payment schedule?
Never pay more than 10–15% upfront. Payments should be tied to completed milestones. Final payment should be held until a punch list is complete and you're satisfied.
6. Who will be on-site daily?
Clarify whether the GC personally supervises the project or delegates to a foreman. Know your daily point of contact and how to reach them.
7. How do you handle change orders?
Changes happen on every project. A good GC has a clear written process for documenting scope changes, getting your approval, and adjusting the budget before proceeding.
8. What's your expected timeline?
Get a realistic start and completion date in writing. Ask about common causes of delay and how they mitigate them.
9. Do you handle permits and inspections?
A reputable GC manages the entire permitting process. Be wary of contractors who ask you to pull permits yourself or suggest skipping them.
10. What warranty do you offer?
Most quality GCs offer a 1–2 year workmanship warranty in addition to manufacturer warranties on materials. Get the warranty terms in writing.
Red flags to watch for
- Demands large cash deposits upfront
- No written contract or vague estimates
- Pressures you to make quick decisions
- No verifiable license or insurance
- Unusually low bid (often means cut corners or change-order surprises later)
- Poor communication during the estimate phase
FAQ
How much should I budget for a general contractor?
GC fees are typically 15–25% of total project cost for managing subcontractors, scheduling, permits, and oversight. For a $50,000 renovation, expect to pay $7,500–$12,500 in GC fees.
Should I get multiple bids?
Always. Get at least 3 detailed bids and compare them line by line. The cheapest bid isn't always the best value.