Choosing the right contractor can make or break your renovation project. Before you sign anything, ask these 10 essential questions—and know what answers to look for.
Before You Start: Do Your Homework
Check These First
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Verify their license - In Virginia, check the DPOR website. Look for a Class A, B, or C contractor license depending on your project size.
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Read online reviews - Check Google, Houzz, and the BBB. Look for patterns, not just individual reviews.
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Ask for references - Any reputable contractor will provide recent client references.
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Get multiple bids - 2-3 estimates help you understand fair pricing and scope.
The 10 Questions to Ask
1. "Are you licensed and insured?"
What to look for:
- Virginia contractor license (Class A for projects over $120,000)
- General liability insurance ($1M minimum)
- Workers' compensation insurance
Red flag: Any hesitation or inability to provide documentation.
Follow-up: Ask for copies of current insurance certificates naming you as additionally insured.
2. "How long have you been in business?"
What to look for:
- At least 3-5 years of operation
- Stable business history
- Experience with your type of project
Red flag: Brand new companies or contractors who've changed business names multiple times.
Why it matters: Longevity suggests financial stability and quality work that generates repeat business.
3. "Can I see examples of similar projects?"
What to look for:
- Portfolio of completed work
- Projects similar to yours in scope and style
- Before and after photos
Red flag: Only showing one or two projects, or refusing to share examples.
Better yet: Ask to visit a current job site to see their work in progress.
4. "Who will be on-site daily?"
What to look for:
- Named project manager or lead carpenter
- Direct communication method
- Clear chain of command
Red flag: Vague answers like "whoever's available" or the contractor themselves never visiting.
Why it matters: You need someone responsible and reachable throughout your project.
5. "What does your estimate include—and exclude?"
What to look for:
- Itemized estimate with labor and materials broken out
- Clear scope of work
- Explicit list of exclusions
Red flag: One-line estimates with just a total number.
Ask specifically about:
- Permits and inspection fees
- Dumpster and cleanup
- Paint and finish materials
- Appliance installation
- Final cleaning
6. "How do you handle changes and unexpected issues?"
What to look for:
- Written change order process
- Pricing for changes explained upfront
- Transparent about how surprises are handled
Red flag: "We'll figure it out as we go" or no clear process.
Why it matters: Changes happen. A clear process prevents disputes and cost confusion.
7. "What's your payment schedule?"
What to look for:
- Milestone-based payments tied to completed work
- Reasonable deposit (10-25%, not 50%)
- Final payment held until completion
Standard schedule example:
- 10% deposit at contract signing
- 25% at rough-in completion
- 25% at drywall completion
- 25% at fixture installation
- 15% at final walkthrough
Red flag: Asking for 50%+ upfront or wanting full payment before completion.
8. "What's your timeline, and what could affect it?"
What to look for:
- Specific start and completion dates
- Honest discussion of potential delays
- Milestones throughout the project
Red flag: Unrealistically fast timelines or refusal to commit to dates.
Ask about:
- When materials will be ordered
- How weather affects the schedule
- What happens if they fall behind
9. "What warranty do you provide?"
What to look for:
- Written workmanship warranty (1-2 years minimum)
- Explanation of what's covered
- Process for warranty claims
Red flag: No warranty or verbal-only promises.
Also ask: How they coordinate manufacturer warranties on products they install.
10. "Can I speak with recent clients?"
What to look for:
- Willingness to provide 2-3 references
- Recent projects (within last year)
- Clients with similar projects to yours
Red flag: Unable to provide references or only offering references from years ago.
Questions for references:
- Did they stay on budget?
- Did they meet the timeline?
- How was communication?
- Would you hire them again?
Red Flags to Watch For
Major Warning Signs
- No written contract - Never start work without one
- Cash-only requests - Legitimate businesses accept checks/cards
- High-pressure tactics - "Sign today or price goes up"
- No physical address - Just a P.O. box or cell phone
- Won't pull permits - "We don't need them"
- Requires large upfront payment - More than 25-30%
Subtle Warning Signs
- Slow to return calls during the estimate process
- Unwilling to provide detailed scope
- Badmouthing competitors
- No process for handling problems
- Vague about who does the work
What Should Be in Your Contract
A solid contract protects both parties. Ensure yours includes:
Essential Elements
- Full company information - Name, address, license number
- Detailed scope of work - Everything they will do
- Materials specified - Brands, models, quantities
- Total price - Fixed or how changes are priced
- Payment schedule - Tied to milestones
- Start and completion dates - With consequences for delays
- Change order process - In writing, priced before work
- Warranty terms - Duration and coverage
- Insurance requirements - Proof provided
- Cancellation terms - Your rights and any fees
Nice to Have
- Daily/weekly cleanup requirements
- Work hours and site access
- Communication frequency
- Dispute resolution process
After You Hire: Stay Involved
During the Project
- Visit the site regularly (if you don't live there)
- Review work before each payment
- Document everything with photos
- Address concerns immediately in writing
At Completion
- Do a thorough final walkthrough
- Create a punch list of any issues
- Hold final payment until punch list is complete
- Get warranty documentation and lien waivers
Ready to Find a Contractor You Can Trust?
At Majestic Contracting, we welcome these questions—and more. As a licensed Class A contractor with a 2nd generation family business, we build relationships on transparency and quality.
Schedule Your Free Consultation →
We'll answer every question and provide detailed written estimates for your project.