How to choose a remodeling contractor in Seattle

How do you verify a contractor in Washington?

Start with the registration. Check the contractor’s license number through the Washington State Department of Labor and Industries website, which shows registration status and any previous violations. Confirm that they carry a surety bond, proper licensing and the right insurance, which should include general liability.

Licensure and insurance are not negotiable items. Licensing means the contractor meets the minimum requirements set by local authorities and industry standards, and insurance, including liability and worker’s compensation, protects you from the legal and financial fallout of an accident on your property. Ask for the documents and confirm they are valid.

Volcano Builders is a Washington State registered General Contractor, L and I license VOLCABI792C6, UBI 604-700-955, fully bonded and insured. You can verify it on the L and I website at any time.

How many contractors should you talk to?

At least three. Three opinions and three quotations give you something to compare, and the conversations tell you as much as the numbers.

Get the quotes on very similar scopes so the comparison means something. The question is not which quote is cheapest, it is what each one buys you. Look for transparent pricing with no hidden costs and a clear reason for anything priced higher.

What should a quote spell out?

A usable quote describes the project, not just the price. It should set out what the work entails from demolition through to the finishing touches, and it should carry an itemized list of all costs, including materials, labor and any subcontractor costs, so you can see where the money goes.

It should also set out the payment schedule clearly, with due dates tied to the progress of the work. A deposit before work begins is normal and usually a small percentage of the total. Be cautious of anyone who asks for the whole amount upfront or an unusually large deposit.

Most good contractors want to see the space before quoting it, so expect an in-home visit rather than a number over the phone.

What belongs in the contract?

The contract should include a payment schedule, proof of liability insurance and worker’s compensation payments, the start date and the projected completion date, the specific materials and products, and a requirement that the contractor obtains lien releases from all subcontractors and suppliers, which protect you if they do not pay their bills.

• Keep receipts and lien releases for all completed work and purchased materials.
• Make sure the contractor handles obtaining the necessary building permits so the project complies with local codes.
• Hold the final payment until the work is finished to your satisfaction, the final inspections are passed and the lien releases are collected.

Insisting on a written contract is not a sign of distrust; it is what a successful renovation is built on.

What should you check besides the price?

Five things carry more signal than a headline number.

• Portfolio. A good portfolio holds at least ten to fifteen projects. Check that the work shown matches the work you want: a contractor who is excellent at kitchens is not automatically the right choice for a bedroom.
• References. Speak with recent customers. They will tell you about the drawbacks as well as the strengths, and about how problems were handled.
• Reviews, read properly. Look at Google, Yelp and the Better Business Bureau, and read the comments rather than the star count. Consistent patterns in the feedback tell you about reliability, quality of work and customer service.
• Communication. Note how promptly calls and questions are returned and how clearly things are explained. It is what prevents misunderstandings from becoming project problems later.
• Time in business. A company still running after several years is evidence of reliability and consistent performance as a registered contractor.

What are Volcano Builders’ credentials?

• Licensed, bonded and insured in Washington State, contractor license CC VOLCABI792C6, UBI 604-700-955, registered with L and I as a General Contractor.
• 20+ years of expertise in the construction industry.
• Over 200 projects completed and a 4.9 average rating on Google.
• 132+ cities served across King, Snohomish, Pierce, Thurston, Kitsap, Jefferson, Mason and Lewis counties.
• A workmanship warranty on every project that meets or exceeds Washington State requirements, plus the manufacturer warranties on materials.

Do not take our word for it: look at the reviews and testimonials, or check Google and Yelp yourself. The project portfolio shows completed work by service and by city.

What happens at the consultation?

It is by appointment. The estimator assesses your budget and tells you whether it is reasonable for the scope you have in mind. For smaller projects you get a quick estimate; for more complex work, a detailed proposal within 7 business days. You get a detailed written estimate before any work starts, with no surprise charges.

Once the project is underway you are assigned a dedicated project manager who guides you through the whole process and is your main point of contact, so one person is accountable.