Whether you are redoing a kitchen, adding a room or remodeling the whole house, the contractor you choose shapes both the process and the result. This guide walks through each step of finding a contractor who will meet your expectations, respect your budget and do the work well, from defining the project to the final payment.
Define what you need first
A clear scope and a realistic budget make every later step easier, because contractors can only price and schedule what you describe.
Project specification
Before you contact anyone, write down the details of the project:
- Scope of work. Say whether the job is new construction, an addition or a remodel, which parts of the house it touches, and what kind of work it involves: plumbing, electrical or structural.
- Building code and permits. Learn the basics of your city's rules. They affect what needs a permit and how long the project takes.
- Materials. Decide on the materials and finishes you prefer. They affect both the cost and the look.
- Timing. Have a realistic completion date in mind, so the contractor can plan the crews and the trades around it.
Spelling these out makes it easier to compare contractors and avoids misunderstandings once the work starts.
Budget planning
- Estimate the costs. Decide what you are willing to spend before the work begins, including labor, materials and any design services.
- Agree on a payment plan. Make sure the payment schedule is written into your signed contract.
- Plan for contingencies. Always keep a contingency line in your budget for problems found once the walls are open and for changes you decide to make along the way.
- Get more than one bid. Estimates from several contractors show you the market rate and what each one includes.
Be open with the contractors you interview about your budget. It builds trust and helps them propose a plan that fits.
Ask for references
Ask friends, family and neighbors who recently finished a renovation who they used and whether they would hire them again. Check the contractor's reviews and history, and ask the contractor for references from past projects. When you call them, ask about professionalism, budget, quality of work and whether the job finished on the agreed schedule. Read the reviews a company has on Google, and look for the people behind it: our own team is on our About Us page, and our client feedback is on Remodeling Reviews from the Greater Seattle Area.
Interview at least three contractors
Meeting at least three contractors gives you different opinions and prices. Walk each one through your project and listen to how they would approach it. A local contractor who knows the permit offices, suppliers and trades in your area has an advantage. Ask how they handle problems, what similar projects they have done, and what they would suggest for yours. The interviews also show you how well each one communicates.
Verify the license, bond and insurance
A license and insurance are not negotiable. In Washington, state law says "Every contractor shall register with the department" (RCW 18.27.020), meaning the Department of Labor and Industries (L&I). Use the L&I contractor verification tool on its Hiring a Contractor page to "Verify the contractor has an active license," "Ensure the contractor is bonded and insured for damages that may occur," and "Review a contractor's license history for previous lawsuits or license violations." Our Washington contractor registration number is VOLCABI792C6.
Be realistic about availability
Good contractors are busy, so there is often a wait before work can start. Ask each contractor about start dates and how long the project will take, so you can plan around it.
Choose a contractor who has done your kind of project
Pick a contractor whose experience matches your job. For a kitchen remodel, look for one with many kitchens behind them. A contractor who has done the same kind of project many times knows what to expect and makes fewer mistakes.
Sign a clear contract
Before work starts, sign a contract that describes the scope, the materials, the schedule, the payment schedule and how changes and surprises will be handled. Clear written terms protect both sides and prevent disputes.
Make sure the permits are in place
Ask who will obtain the permits and make sure the work that needs one has one. Permits and inspections confirm the work meets the local building code.
Expect to pay a deposit
A deposit before work begins is common. It reserves your place in the schedule and covers early material orders. Be careful with a contractor who asks for an unusually large amount up front.
Plan for unexpected costs
Even with careful planning, surprises happen. Keep a contingency in your budget, and agree with the contractor how extra costs will be handled, so nothing is spent without your approval.
Stay in touch during the project
Regular contact with the contractor keeps the project on track and lets you make decisions quickly when a change comes up.
Get lien releases and receipts
To protect your property from claims by unpaid subcontractors or suppliers, collect lien releases and receipts for the work done and the materials bought.
Hold the final payment until the job is complete
Make the final payment after the work is finished to your satisfaction, the final inspections have passed and the lien releases are collected. Do a final walkthrough first and resolve any open items.
Conclusion
Finding the right contractor takes careful vetting, realistic planning and good communication. The time you put in at the start pays off in the quality of the finished project.
See how we run a project on General Contractor Across the Greater Seattle Area, and our planning guide How to Plan a Major Home Renovation. Local pages: Seattle Home Remodeling Contractors and Home Remodeling Contractors in Bellevue, WA.
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