20 Questions to Ask a Contractor Before You Hire Them in 2026

Why Does Asking the Right Questions Matter Before You Sign?

The difference between a smooth remodel and a nightmare is almost always the contractor. And the difference between a good contractor and a bad one almost always shows up in the conversation before you sign.

As a licensed GC who has completed hundreds of remodels across the Bay Area, I can tell you that most homeowners go into that first meeting unprepared. They fall in love with a portfolio, nod at a number, and sign a contract without asking a single hard question. Then, three weeks into demo, the surprises start.

The questions in this guide are the same ones I would want a homeowner to ask me. A contractor who gets defensive about any of them is telling you something important.

What Licensing and Insurance Should I Verify Before Anything Else?

Do this before the meeting. Not during it. Go to cslb.ca.gov and look up their license number. Takes 30 seconds. If the license is expired, suspended, or does not exist, the conversation is over before it starts.

Here is exactly what to ask and what to listen for:

• "What is your CSLB license number?" - Get it upfront. Any hesitation is a red flag. A legitimate contractor has this memorized.
• "Are you bonded and carrying general liability insurance?" - Ask for a certificate of insurance naming you as an additional insured. General liability should be $1 million minimum per occurrence. Workers compensation is required if they have any employees or subs working on your job.
• "Will any of your subcontractors be licensed and insured?" - Your GC is responsible for the subs they bring on your property. If a sub gets hurt and is uninsured, you could be liable.

Based on CSLB complaint data, unlicensed contractor complaints account for thousands of cases annually in California. The financial losses homeowners report range from a few thousand dollars to over $200,000. Verification takes 30 seconds. Do it.

What Contract and Payment Questions Should I Ask Every Contractor?

This is where most homeowners get hurt. The contract is not a formality - it is your only protection. Ask these questions before you sign anything.

"Do you use a fixed-price contract or cost-plus?" A fixed-price contract sets the total cost upfront. A cost-plus contract charges you actual costs plus a markup percentage. Neither is inherently bad, but you need to understand which one you are signing. From working with homeowners on projects ranging from $50K to $2M+, I have seen cost-plus contracts balloon 40% over the original estimate when not properly scoped.

"What does your draw schedule look like?" A draw schedule defines when payments are released - typically tied to completed phases of work, not calendar dates. If a contractor wants 50% upfront, that is a red flag. California law caps the initial deposit at $1,000 or 10% of the contract price, whichever is less, for home improvement contracts. A legitimate contractor will tie payment to completed work. If you want to understand how draw schedules work and why they protect you, read this complete guide to draw schedules in construction.

"How do you handle change orders?" Every change to scope, material, or timeline should be in writing with a price before work starts. Ask for their change order process in writing. If they say "we'll figure it out as we go," that is not a process - that is how you end up with a $15,000 surprise at the end of the job.

"What is your payment method?" Never pay cash. Never pay by wire transfer to a personal account. Credit card or check to a business account only. Cash payments leave you with zero paper trail and zero recourse.

What Project-Specific Questions Tell Me If This Contractor Can Actually Do the Job?

Credentials get them in the room. These questions tell you if they can actually execute your specific project.

"Have you done projects like mine before?" A contractor who primarily does commercial work is not your best choice for a residential kitchen remodel. Ask for three references from similar projects in the last 18 months. Not just names - actual phone numbers you will call.

"As a contractor, I can tell you that the best references are always from jobs that had problems. Anyone can reference a perfect project. Ask the reference: was there anything that went sideways, and how did the contractor handle it? That answer tells you everything."

"Who will be on site day to day?" You are hiring the GC. But who is actually running your job? If the person in the room is the owner who will hand your project to a foreman you have never met, ask to meet that person before you sign. Based on typical project data from Bay Area contractors, the number one homeowner complaint is not hearing from the GC once work starts - only from subs they do not know.

"How many active projects are you running right now?" A GC juggling 10 projects will not give yours the attention it needs. For a $150,000 to $400,000 kitchen or bathroom renovation, you want a contractor with the bandwidth to be responsive. If they can not answer your texts within a few hours during business hours, that is a preview of what the job site will look like.

"What permits will this project require?" Any structural work, electrical, plumbing, or HVAC work requires permits in California. If a contractor says "we can skip the permit to save money," walk away. Unpermitted work can void your homeowner's insurance, kill a future home sale, and require you to tear out finished work for an inspection after the fact. The permit cost is not the savings - the liability is the problem.

What Questions About Timeline and Communication Should I Ask?

In my experience building homes across Silicon Valley since 2017, the most common reason homeowners end up in disputes is not bad workmanship - it is miscommunication about timeline, access, and updates. Ask these before day one.

"What is your projected start date and completion date?" Get both in the contract. Not an estimate - actual dates with milestones. A kitchen remodel typically runs 6 to 12 weeks depending on scope and material lead times. A bathroom renovation is usually 3 to 6 weeks. A whole house remodel or home addition can run 6 to 18 months. If a contractor gives you a timeline that sounds too fast, ask specifically how they will achieve it.

"How will you update me on progress?" Weekly written updates minimum. Some contractors now use platforms like Opsite that give homeowners a client portal with real-time project progress, change order approvals, and document access. Ask what their system is. "I'll call you" is not a system.

"What happens if the project runs over schedule?" Weather delays, material backorders, and inspection scheduling can all push timelines. What matters is whether your contractor has a process for communicating delays proactively - or whether you find out when no one shows up on Monday.

"What is your punch list process?" A punch list is the final document that captures every item that needs to be corrected or completed before the job is closed out. Ask how they handle it. The answer tells you how they manage quality and whether they will still be responsive after they have most of your money.

Based on 2026 construction cost data, the average home addition in California costs $400 to $600 per square foot. On a $300,000+ project, a contractor who goes dark on communication mid-job is not just inconvenient - it can cost you weeks of delay and thousands in rework. For a broader look at how to find and vet a contractor, see this guide to finding a good general contractor in 2026.

What Are the Final Red Flag Questions That Separate Good Contractors from Bad Ones?

These are the questions most homeowners never think to ask - and the ones that reveal the most.

"Have you ever had a complaint filed with the CSLB?" Ask it directly. Then go verify at cslb.ca.gov. A single complaint years ago that was resolved is not necessarily disqualifying. A pattern of complaints, a suspended license, or a dishonest answer - those are disqualifying.

"Will you provide lien waivers from your subcontractors?" A mechanic's lien can be filed against your property by any sub or supplier who was not paid - even if you paid the GC in full. Conditional lien waivers protect you at each draw. Unconditional lien waivers protect you at project close. If a contractor looks blank when you mention lien waivers, that is a problem. A well-run contractor has this process built in. To understand how lien waivers work and why they matter, that explanation is coming in an upcoming post - but the short version is: always get them, for every payment, from every sub and supplier.

"What warranty do you provide on your work?" In California, contractors are required by law to provide a one-year warranty on most home improvement work. Ask what is covered and get it in writing. Some contractors offer longer warranties on specific work - that is a good sign.

"As a contractor, I can tell you that the question homeowners almost never ask - but should - is: what will you do if something goes wrong? The answer reveals everything about how that contractor handles accountability. The ones who get defensive or vague are the ones who will be hard to reach when there is a real problem."

If a contractor's lowest bid is more than 30% below the other bids you received, that is not a deal. That is a contractor who missed something in scope, is planning to use inferior materials, or will hit you with change orders once demolition starts and it is too costly to switch. For a detailed breakdown of how to read bids side by side, see this guide to comparing contractor bids in 2026.

Add 15 to 20% contingency to your budget. Not 10%. Not zero. Every project hits something unexpected - a rotted subfloor, undersized electrical panel, or a material that is backordered for 12 weeks. The contingency is not pessimism. It is how you stay in control when reality diverges from the plan.

Frequently Asked Questions

How many bids should I get before hiring a contractor?

Three bids minimum. Not two, not one - three. Three bids give you a real sense of market rate for your project. If one bid is dramatically lower than the others, ask specifically what they excluded. If they can not explain the gap, the low number is not a savings - it is a future problem.

Can a contractor legally ask for more than 10% upfront in California?

For home improvement contracts in California, the initial deposit is capped at $1,000 or 10% of the total contract price, whichever is less. This is California law. Any contractor asking for 30%, 40%, or 50% upfront is either uninformed about the law or hoping you are.

What is a lien waiver and do I really need one?

A lien waiver is a document from a subcontractor or supplier confirming they have been paid and waiving their right to file a mechanic's lien against your property. You need conditional lien waivers at each draw payment and unconditional lien waivers at the end of the job. Without them, a sub your GC stiffed can put a lien on your house - even if you paid your contractor every dollar.

What does CSLB stand for and why does it matter?

CSLB stands for California Contractors State License Board. They license, regulate, and discipline contractors in California. Any contractor doing work over $500 in labor and materials must be licensed. You can verify any license at cslb.ca.gov in about 30 seconds. It shows license status, classification, bond status, and any disciplinary history.

Should I sign a contract before work starts?

Absolutely. Never let a single worker on your property without a signed contract. The contract should include: total price or pricing method, payment schedule tied to milestones, project start and completion dates, scope of work, change order process, permit responsibilities, and warranty terms. Verbal agreements are worth nothing in a dispute.

What is a punch list in construction?

A punch list is the final document created near project completion that itemizes every unfinished or deficient item that must be corrected before the job is considered done and the final payment is released. A well-defined punch list process is how you ensure you are not chasing a contractor for callbacks six months after the project is supposedly finished.

Is it okay to hire a contractor who pays workers in cash?

This is a significant warning sign. Cash payroll often means workers are not covered by workers compensation insurance. If one of those workers gets hurt on your property, you could face liability. It can also indicate unlicensed subcontractors or tax problems - issues that can create legal exposure for you.

What is the difference between a general contractor and a specialty contractor?

A general contractor holds a Class B license and manages the entire project - hiring and coordinating specialty contractors (electricians, plumbers, framers, etc.). Specialty contractors hold Class C licenses for their specific trade. For any significant remodel or addition, you want a licensed GC overseeing the project, not just individual specialty contractors you are trying to coordinate yourself.