Hiring a general contractor is one of those things you don't think about until you're already in a mess. I've been through it enough times to know what actually matters and what's just noise. Here's the straight talk.
Licensing & Insurance Questions
Ask for their license number and look it up on your state's board website. If they can't give you a number right then, walk. Same for insurance — ask for a certificate of liability and workers' comp. Call the insurance agent to verify it's active. One uninsured worker gets hurt on your property, and that bill lands on you. No exceptions.
Experience & References Questions
Don't ask if they've done work like yours. Ask for three recent jobs that are similar in scope and budget. Call those references. Ask what went wrong, not just what went well. Every job has problems. The good ones handle them without drama. Also ask the references if they'd hire that person again. A hesitant pause tells you everything.
Pricing & Timeline Questions
Get at least three bids. Throw out the lowest and the highest without thinking too hard. The middle two are where reality lives. Ask for a line-item breakdown — materials, labor, permits, dump fees. If they give you a lump sum and nothing else, that's a red flag. For timeline, ask what happens if they run late. A written schedule with milestones is non-negotiable.
Contract Questions
Read the whole thing before you sign. Look for the payment schedule — never pay more than 10% upfront. Progress payments tied to completed work are standard. Make sure change orders are in writing and signed by both of you before any extra work starts. Also check for a lien waiver clause. That protects you if they don't pay their subs.
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