What Should I Look for When Hiring a Contractor?

Hiring a contractor can be one of the most important decisions a homeowner makes during a construction project. Unfortunately, it can also be one of the hardest.

The problem is not always finding a contractor. The problem is knowing whether the person sitting across from you actually knows how to build and manage your project—or simply knows how to talk about construction.

A good speaker can make a project sound easy. They can explain construction terminology, answer questions confidently, show impressive photographs, and give you the feeling that everything is under control.

But construction is not a conversation.

Eventually, somebody has to order the materials, coordinate the trades, deal with inspections, manage the schedule, solve unexpected problems, and deliver the work.

As someone with years of experience in construction, I've learned that the devil is in the details. The things that may seem small during the hiring process can tell you a great deal about the contractor you are considering.

The tips we're sharing here come from the same process we use as a general contractor when selecting the subcontractors we trust to work on our projects. There is an important distinction, however: a company we may hire as a subcontractor on a larger project could be the contractor you hire directly for your home. If you need concrete, framing, electrical, plumbing, roofing, or another specific trade, that specialist may be responsible for your entire project within that scope. In other words, the "subcontractor" on our project can be the "contractor" on yours. That's why the same standards we use to evaluate our trade partners can also help homeowners make a more informed decision when hiring a contractor.

Start With Three Quotes—Not One

Before deciding whether a contractor's price is expensive or cheap, you need a reference point.

For a significant project, I recommend getting at least three quotes from qualified contractors.

You are not necessarily looking for the lowest price. You are trying to establish a reasonable understanding of the current market value for the work you want performed.

Suppose you receive three proposals:

• $48,000
• $51,000
• $34,000

The $34,000 proposal may look like an incredible opportunity.

But the first question shouldn't be:

“How much money am I saving?”

It should be:

“Why is this proposal so different?”

A significant difference in price can have many explanations. The contractor may have different overhead, different material assumptions, a different scope, or a different approach to the work.

But it can also be a warning sign.

If a contractor is substantially more expensive than the other two, you should understand why.

If a contractor is substantially cheaper, you should also understand why.

Look at the Insurance—But Don't Stop at the Certificate

One of the first questions a homeowner should ask is simple:

“Are you insured?”

If the answer is yes, ask to verify it before signing a contract.

A certificate of insurance is useful, but don't assume that a document automatically tells you everything you need to know. Unfortunately, fraudulent or misleading insurance documentation can exist.

One practical step is to contact the insurance agency directly and verify that the policy is legitimate.

But there is another question that is just as important:

“Does the policy actually cover the work this contractor is proposing to perform?”

This distinction matters.

For example, a contractor may carry liability coverage associated with a limited carpentry operation—such as cabinet installation, trim, or minor finish carpentry—while the homeowner is hiring that contractor to perform structural framing.

Those are not necessarily the same scope of work.

Don't be afraid to ask:

“Does your insurance coverage apply to the specific work you are quoting for my project?”

You are not being difficult.

You are doing your due diligence.

Pay Attention to the Bad Reviews

Most people look at a contractor's five-star reviews.

I recommend looking at the bad reviews first.

A negative review does not automatically mean the contractor is bad. Sometimes a customer is unhappy for reasons that have little to do with the contractor's actual performance.

What matters is the specific information contained in the complaint.

For example:

“They did a great job, but the project took far longer than promised.”

That deserves attention.

Another customer might say:

“The work was good, but they disappeared for almost a week and I had no idea what was happening.”

That's another warning sign.

The quality of the construction is only one part of a successful project. Schedule and communication matter too.

On the other hand, if someone simply writes:

“I don't recommend them.”

without explaining why, there may not be enough information to draw a meaningful conclusion.

Don't judge a contractor by one bad review.

Look for patterns.

Don't Assume Every Photograph Belongs to the Contractor

Construction websites are full of beautiful project photographs.

That's good—but photographs are marketing material until you verify what they represent.

Ask the contractor directly:

“Are these photographs actually from your work, or are they being used as part of your website design?”

If they say the projects are theirs, ask for another example.

You can also ask whether they can provide references from previous clients whose projects are similar to yours.

A photograph can show you what a finished project looks like.

A previous client can tell you what it was actually like to work with the contractor.

Those are two different things.

Call the References

If a contractor provides references, don't just call and ask:

“Were you happy with the contractor?”

Most people will give you a simple yes or no.

Ask better questions.

1. What exactly did the contractor do?

Ask the previous client to describe the project. This helps you determine whether the contractor actually performed the type of work you are considering.

2. How long did it take?

You are not necessarily expecting every project to finish exactly on schedule. You are trying to understand whether the contractor's execution was reasonably consistent with what was promised.

3. How was the communication?

This question is extremely important.

Did the contractor answer calls?

Did they provide updates?

Did the homeowner know what was happening?

Did they communicate when something changed?

A contractor can produce good work and still create a terrible customer experience through poor communication.

Look at the Proposal, Not Just the Price

There is a significant difference between receiving a professionally prepared construction proposal and receiving a number written on a napkin.

I'm not saying a fancy folder automatically makes someone a good contractor.

It doesn't.

But the proposal tells you something about how the contractor approaches your project.

A professional proposal should give the homeowner enough information to understand what they are actually buying.

Depending on the project, that may include:

• Scope of work
• Materials
• Allowances
• Exclusions
• Project assumptions
• Estimated schedule
• Payment terms
• Change-order procedures
• Permit responsibilities
• Other relevant project conditions

If all you receive is:

“Remodel — $85,000.”

you have very little to evaluate.

A detailed proposal forces both sides to think about the project in greater detail.

And that matters.

Ask Yourself: What Kind of Client Am I?

This is an uncomfortable question, but homeowners should ask themselves honestly:

“What kind of client am I?”

Do I want everything done properly and documented so I can have peace of mind?

Or am I primarily looking for the cheapest possible way to get the work completed?

There is nothing wrong with wanting to control your budget.

But sometimes the cheapest proposal is not actually the cheapest project.

A homeowner may reject a $2,000 difference between two legitimate proposals because they only see the price.

Another homeowner may look at the same $2,000 and say:

“The additional value and peace of mind are worth it.”

That decision is ultimately yours.

The important thing is understanding what you are buying for the money.

Be Careful With the Permit Conversation

Permits are another area where homeowners should ask questions rather than make assumptions.

Requirements vary by jurisdiction and project, so homeowners should verify the applicable requirements with the local building authority.

But if you are discussing a major renovation and the contractor never addresses permitting, ask why.

And if the contractor tells you:

“You pull the permit. We'll do the work.”

ask why.

There can be legitimate circumstances where a homeowner or another party handles a permit application. But there can also be situations where a contractor is unable or unwilling to take responsibility for the permitting process because of licensing, registration, credentialing, scope, or other requirements.

The question is simple:

“Why are you asking me to pull the permit instead of handling it as part of the project?”

The answer can tell you a lot.

Ask for a Project Timeline

Once you've selected a contractor, don't settle for:

“We'll probably be done in about three months.”

Ask for a project timeline.

The timeline gives both sides a reference point.

You should know what to expect and when to expect it.

Construction schedules can change. Weather can interfere. Inspections can take longer than expected. Materials can become unavailable. Subcontractors can have scheduling conflicts.

Those things happen.

The question is how the contractor responds.

Real Contractors Bring Solutions

This is probably one of the clearest differences between a contractor who knows how to manage construction and one who doesn't.

Problems will happen.

A supplier may not have enough material.

A subcontractor may become unavailable.

An inspection may be delayed.

Something unexpected may be discovered during demolition.

A weak contractor comes to the homeowner with an explanation:

“We can't do it because the supplier doesn't have the material.”

A stronger contractor comes to the homeowner after looking for solutions:

“Our supplier doesn't have the material we originally planned to use. I found another supplier, and we have another option if you prefer.”

A real contractor should have access to multiple solutions.

That usually comes from experience, relationships with suppliers, a reliable subcontractor network, financial capacity, knowledge of alternative materials and methods, and the ability to manage the project.

Finally, Trust Your Gut—Then Verify It

There is one factor that shouldn't be completely dismissed:

your first impression.

After meeting several contractors, you may naturally feel more comfortable with one person than another.

That doesn't mean your instinct is always correct.

But it is worth paying attention to.

If one contractor communicates clearly, listens to your ideas, asks intelligent questions, and helps you think about your project differently, that's meaningful.

Then reinforce that feeling with evidence:

• Verify the insurance.
• Examine the reviews.
• Look at the negative reviews.
• Verify the project photographs.
• Call the references.
• Review the proposal.
• Ask about permits.
• Request a timeline.
• Pay attention to how they respond when something doesn't go according to plan.

Your instinct starts the evaluation.

The Best Contractor May Be the One Who Helps You See Your Vision More Clearly

If I could give a homeowner one piece of advice before hiring a contractor, it would be this:

“Share your idea with the contractor.”

Tell them what you want to accomplish.

Don't worry if your idea isn't completely developed.

Then pay attention to what happens next.

Does the contractor simply say:

“Yes, we can do that.”

Or does the contractor help you see the project more clearly?

Does he or she identify things you hadn't considered?

Does the contractor ask questions that improve your original idea?

Does the conversation make your vision cleaner, more realistic, and easier to understand?

If it does, that's a good starting point.

Because a good contractor shouldn't simply take your idea and put a price on it.

A good contractor should be able to help you turn that idea into a project that can actually be built.

The Bottom Line

You don't need to be a construction expert to make a better decision when hiring a contractor.

You just need to look beyond the sales pitch.

Get multiple quotes. Investigate unusual price differences. Verify insurance. Look at the bad reviews. Confirm that the contractor's experience matches your project. Call references. Read the proposal carefully. Understand the permitting responsibilities. Establish a timeline.

And when something goes wrong, pay attention to whether you hear solutions or excuses.