20 Questions to Ask a Contractor Before Hiring in 2026

Why Do the Questions You Ask a Contractor Matter More Than the Price?

Most homeowners walk out of a first contractor meeting focused on one thing: the number at the bottom of the estimate. That is the wrong thing to focus on.

As a licensed GC who has completed hundreds of remodels, I can tell you that the questions you ask before hiring are the single best predictor of whether a project goes smoothly or turns into a disaster. The bid tells you what someone thinks the job costs. The conversation tells you whether they have actually done it before - and whether they will still be showing up in month three.

A contractor who gets defensive when you ask about their CSLB license number has something to hide. A contractor who cannot name the on-site supervisor for your job is already spread too thin to give your project real attention. These signals only surface when you ask direct questions and when you know what the right answers look like.

The goal of this list is not to interrogate anyone. It is to give you the information you need to make a confident $50,000 to $500,000 decision. Get three bids minimum. Ask every question on this list to each one. The differences in how they answer will tell you more than the numbers ever will.

What Licensing and Insurance Questions Should You Ask Before Signing Anything?

Ask for their CSLB license number, look it up yourself at cslb.ca.gov, and request a certificate of general liability insurance and workers compensation. Do this before any other conversation.

Here are the exact questions to ask:

• What is your CSLB license number? (Write it down. Verify it yourself at cslb.ca.gov - takes 30 seconds.)
• Is your license current and in active standing? What classification does it cover?
• Do you carry general liability insurance? What is the per-occurrence coverage limit?
• Do you carry workers compensation for all employees and subcontractors?
• Will you provide a certificate of insurance naming me as additionally insured before work starts?

According to CSLB complaint data, unlicensed contractors are responsible for a disproportionate share of abandoned-job and fraud complaints in California every year. A valid license does not guarantee a good contractor - but no license guarantees nothing at all.

The minimum GL coverage I recommend asking for is $1 million per occurrence. If a subcontractor gets hurt on your property and the GC does not carry workers comp, you could be personally liable. That is not a hypothetical scenario. It happens, and it is devastating. Go to cslb.ca.gov right now and look up their license before the meeting ends. It takes 30 seconds and it is the single most important check you will do.

For a deeper breakdown of the full background check process, read my guide on how to run a contractor background check in 2026.

What Should You Ask About the Contract and Payment Schedule?

Ask whether the contract is fixed-price or cost-plus, how payments are structured, and how change orders are handled in writing - before work proceeds.

These are the questions that protect your wallet:

• Is this a fixed-price or cost-plus contract?
• How is the payment schedule structured? Are draws tied to completed phases or calendar dates?
• What is the deposit amount? (California law caps contractor deposits at 10% of the contract total or $1,000, whichever is less.)
• What does a sample draw schedule look like for this project?
• How are change orders documented? Do you stop work until I sign?

Based on typical project data from Bay Area contractors, payment schedules tied to completed milestones - foundation, framing, rough-in mechanical/electrical/plumbing, drywall, and final completion - protect homeowners far better than calendar-based payment draws. If a contractor asks for 30-40% upfront, walk away.

Before you sign anything, read my breakdown of what a draw schedule is and how it protects you. Understanding draw structure is the fastest way to prevent getting ahead on payments for work that is behind.

How Do You Know If a Contractor Will Actually Show Up and Stay on Schedule?

Ask how many active projects they are running right now, who will be on your site daily, and whether you will receive a written schedule with phase milestones before work begins.

In my experience building homes across Silicon Valley since 2017, the top complaint I hear from homeowners who had bad experiences is this: "They started strong and then disappeared." This almost always traces back to a contractor running 8-10 jobs simultaneously with no real schedule and no dedicated site supervisor for any of them.

The questions that reveal this:

• How many active jobs are you running right now?
• Who is the project manager or lead on my job? Will that person be on-site daily?
• Will I get a written phase schedule before work starts?
• How often will you personally be on-site?
• What is your policy for responding to client questions? What is a typical response time?

If a contractor takes 48+ hours to return a text during the bidding process, do not expect faster service once they have your deposit. That is not pessimism - that is how it works every time.

A well-run contractor will typically produce a phase schedule within a few days of finalizing scope. Some contractors now use project management platforms like Opsite that give clients a real-time portal to track project progress, see where the project stands financially, and approve change orders digitally without a phone call. Ask if your contractor offers client visibility like this - it is a reliable signal of a professional operation.

What Questions Will Reveal a Change Order Problem Before It Starts?

Ask what their process is when something needs to change, whether work stops until you sign, and what markup they apply to subcontractor costs on change orders.

From working with homeowners on projects ranging from $50K to $2M+, I can tell you that change orders are the number one source of budget blowouts. Not because changes are avoidable - they are not, on any real remodel. But because some contractors use intentionally vague scope language so they can bill extra for things that should have been included from day one.

Ask these questions:

• How do you handle changes to the original scope? Does work stop until I sign a written change order?
• What is your markup on change order labor and materials? (10-15% is reasonable. 25-30% is a red flag.)
• Can you show me a sample change order from a recent project?
• What is explicitly excluded from this bid? (Make them list it.)
• What happens if we find unforeseen conditions behind the walls - rot, bad wiring, plumbing that is not to code?

A contractor who cannot list what is excluded from their bid is leaving scope gaps on purpose. Get a detailed scope breakdown in writing before you sign. Based on 2026 construction cost data, unforeseen conditions add 10-20% to the final cost on remodels in older Bay Area homes built before 1980. A 15-20% contingency budget is not optional - it is your financial buffer against reality.

For a full breakdown of how change orders work and how to protect yourself, read my guide on handling construction change orders without getting ripped off.

What Is the One Question That Separates Trustworthy Contractors from Everyone Else?

Ask for three client references from projects completed in the last 12 months. Then call all three. Every single one.

This sounds obvious. Most homeowners do not do it. They check Google reviews - which can be gamed - look at Instagram photos showing the best 5% of any job, and make a $100,000+ decision on that. That is not due diligence.

When you call references, ask exactly three things:

1. Did the project finish on budget? If not, what caused the overrun?
2. Were there problems during the job, and how did the contractor handle them?
3. Would you hire them again without hesitation?

A contractor who hesitates, offers references from three years ago, or connects you with clients who seem coached is a contractor whose recent track record will not hold up to scrutiny.

"As a contractor, I can tell you that any GC worth hiring will hand you three references immediately and tell you to call all of them. The good ones actually encourage it. The ones who stall or make excuses are telling you something important."

Based on 2026 construction cost data, a kitchen remodel in the Bay Area runs $80,000 to $200,000 depending on scope and finishes. A full bathroom renovation runs $25,000 to $75,000. A home addition can run $200,000 to $600,000. These are not small purchases. Spend 45 minutes making reference calls before you commit six figures to a stranger. For context on what these projects actually cost, see my breakdown of how much a kitchen remodel actually costs in 2026.

Frequently Asked Questions

How many questions should I ask a contractor before hiring?

Ask at least 15-20 targeted questions across four areas: licensing and insurance, contract and payment structure, scheduling and communication, and change order handling. The number matters less than making sure you have clear, specific answers in each category before you sign.

What if a contractor refuses to provide proof of insurance?

Walk away immediately. Any licensed, reputable contractor will have a certificate of insurance ready within 24-48 hours. Refusing to provide one means they either do not have coverage or their policy has lapsed. Either way, you are exposed.

Is California's 10% deposit cap actually enforced?

Yes. California Business and Professions Code Section 7159 caps contractor deposits at 10% of the contract total or $1,000, whichever is less. A contractor who demands 30-40% upfront is violating state law. You can file a complaint with the CSLB at cslb.ca.gov.

What is the difference between a bid and an estimate?

A bid is typically a fixed-price commitment for a defined scope of work. An estimate is an approximation that can change. Always ask which one you are receiving. If a contractor gives you an estimate, ask what could cause the final cost to be higher - and get it in writing.

How do I check if a contractor has complaints filed against them in California?

Go to cslb.ca.gov and search by license number or business name. You can see the license status, bond status, insurance on file, and any disciplinary actions. This is public information and takes under two minutes.

Should I ask about subcontractors?

Yes. Ask which parts of your project will be handled by subcontractors, whether those subs are licensed and insured, and whether the GC will provide lien waivers from each sub before final payment. Unpaid subcontractors can file a mechanic's lien on your property even if you paid the GC in full.

What should I do if a contractor will not answer my questions directly?

Take it as a red flag and move on. A contractor who deflects, gets defensive, or gives vague answers to direct questions about licensing, payment, or change orders is not a contractor who will be straightforward once you are locked into a contract and they have your money.

How do I know if a contractor's bid is too low?

If the lowest bid is 30% or more below the other two bids on the same scope, that is not a deal - that is a problem. The contractor either missed something in the plans, is planning to make it up in change orders, or is not planning to use licensed subcontractors. Get all three bids to cover the same detailed scope before comparing numbers.