12 Questions to Ask Any Contractor Before You Sign

Most bad contractor experiences were predictable at the estimate stage. These twelve questions — and the answers a professional gives without flinching — filter most of the risk before any money moves.

The 12 questions

1. "Are you licensed for this trade in this state, and what's the license number?" — you want the number offered instantly; verify it on your state's license lookup. "My buddy holds the license" is a walk-away.
2. "Can you send certificates for liability insurance and workers' comp?" — the certificate should come from the insurer or agent, naming you as certificate holder. No comp coverage can make YOU the insurer of an injured worker.
3. "Who actually performs the work — your crew or subs?" — subs are normal; what matters is who supervises, and that subs are also insured.
4. "Will you pull the permit, and is it included in the price?" — the contractor should pull it. A pro asking you to pull an owner's permit is often dodging inspection accountability.
5. "What exactly is included — and excluded — in this scope?" — get materials by brand/spec, quantities, and exclusions in writing. Vague scopes are where change orders breed.
6. "What's the payment schedule?" — deposits of 10–30% are typical (some states cap them); progress payments tied to milestones; meaningful final payment held until completion. Large cash-up-front demands are the classic red flag.
7. "How do you handle change orders?" — the answer should be: in writing, priced, and signed before the extra work happens.
8. "What's the realistic timeline, and what happens if it slips?" — pros give ranges and name the usual causes (permits, materials, weather) instead of promising perfection.
9. "What warranty do you give on labor, and who backs the material warranty?" — 1–2 years labor minimum on most trades; manufacturer warranties often require certified installation, so ask if they're certified.
10. "Can I have three recent local references — one from a year ago?" — the year-old reference tells you how the work aged and how callbacks were handled.
11. "Who is my point of contact during the job?" — one name and number beats "call the office."
12. "Will you provide lien releases as payments are made?" — protects you from supplier/sub liens if the contractor doesn't pay their bills. Pros handle this routinely.

Get at least three quotes on major work — not to chase the lowest number, but because the spread between quotes is itself information about scope clarity.

Frequently asked questions