How to Find a General Contractor for Remodel: 9 Steps

We’ve all heard the renovation horror stories—projects that go wildly over budget, drag on for months past their deadline, or end with shoddy work. Nearly every one of those stories begins with hiring the wrong person for the job. Protecting your investment starts with a thorough vetting process. This guide is designed to be your first line of defense. We’ll show you exactly what to look for and what to avoid, helping you spot the red flags before they become major problems. Learning how to find a general contractor for remodel projects is about more than just logistics; it’s about safeguarding your home.

Key Takeaways

• Prioritize a contractor's credentials and track record: Before discussing your project, confirm every candidate has a valid license and proper insurance. Then, call their recent references to get a true sense of their work quality, communication style, and reliability.
• Put everything in a detailed contract: A thorough contract is your project's most important document. Make sure it clearly defines the full scope of work, a payment schedule tied to completed milestones, and a formal process for handling any changes.
• Maintain an open line of communication: A successful renovation is a partnership. Establish a regular check-in schedule from the start to discuss progress, ask questions, and address issues professionally to keep the project moving forward smoothly.

What to Look for in a General Contractor

Finding the right general contractor can feel like searching for a needle in a haystack, but it gets a lot easier when you know exactly what to look for. Before you dive into comparing bids or discussing design ideas, there are a few essential qualifications every contractor must have. Think of these as the non-negotiables—the absolute baseline for anyone you’d consider hiring. Taking the time to verify these credentials upfront will save you from major headaches and protect your investment.

A truly great contractor brings more than just construction skills to the table; they bring professionalism, accountability, and peace of mind. This initial screening process is your first line of defense against shoddy work, legal troubles, and financial risk. We’ll cover the three most important things to check: their license, their insurance coverage, and any professional certifications they’ve earned. When you partner with a service like Realm, we handle this intensive vetting process for you, but understanding these qualifications is empowering for any homeowner.

Confirm Their License

First things first: your contractor must be licensed to work in your area. A license proves they’ve met the minimum requirements set by your state and local authorities to perform construction work. These requirements vary, so what’s needed in Los Angeles might be different from Seattle. Hiring an unlicensed contractor is a huge risk. If something goes wrong, you have very little legal recourse. It can also lead to failed inspections and problems selling your home later. You can easily check a contractor’s status online through your state’s licensing board, like the Contractors State License Board in California. Don’t just take their word for it—always verify it yourself.

Verify Their Insurance

Proper insurance is just as critical as a license. If a contractor doesn’t have the right coverage, you could be held financially responsible for any accidents that happen on your property. There are two key types of insurance to look for: general liability and workers' compensation. General liability covers property damage, while workers' comp covers injuries to the contractor or their crew. Ask for a certificate of insurance that names you as an additional insured, and don't be shy about calling the insurance company to confirm the policy is active. This simple step protects you from unexpected costs and potential lawsuits.

Check for Certifications

While a license is the minimum requirement, professional certifications show that a contractor has gone the extra mile in their field. These aren’t usually mandatory, but they are a strong indicator of expertise and a commitment to quality. Certifications can cover specialized areas like green building (LEED credentials), project management (PMP), or specific types of remodeling. A contractor who invests in continuing education is more likely to be up-to-date on the latest local building codes, materials, and techniques. This extra knowledge can make a real difference in the quality and efficiency of your renovation.

How to Find Potential Contractors

Once you have a clear idea of your project and what you’re looking for in a professional, it’s time to start building your list of potential candidates. Think of this as the casting call for your renovation. You’re not hiring anyone just yet; you’re simply gathering a pool of qualified contenders. The goal is to find three to five solid contractors you can invite to bid on your project. Spreading a wide net at first helps you see who’s out there, but using a few targeted strategies will ensure you’re finding quality professionals from the start. Combining a few different search methods—like checking online reviews, asking for personal recommendations, and using a dedicated service—is the most effective way to build a well-rounded list. This approach gives you a mix of data-driven insights, trusted opinions, and expert-vetted options, setting you up for the next step: asking the right questions.

Scan Online Reviews

Online review sites are a great place to begin your search. Platforms like Angi and Yelp allow you to see what past clients have to say about a contractor’s work. As you browse, look beyond the star rating. Read through individual reviews to find patterns. Do multiple clients praise the contractor for their clear communication and for staying on budget? Or do you see repeated complaints about missed deadlines or messy job sites? Pay attention to how contractors respond to negative feedback, too. A professional and constructive response can be a good sign, while a defensive one might be a red flag. Look for contractors who have a consistent track record of positive reviews for projects similar to yours.

Ask for Referrals

A recommendation from someone you trust is often the most reliable lead you can get. Start by talking to friends, family, and coworkers who have recently completed a renovation. Ask them about their experience—what went well, what they would do differently, and if they’d hire their contractor again. Don’t forget your neighbors, especially if you’ve seen a renovation happening on your street. They can offer firsthand insight into what it’s like to work with a local pro. You can also tap into local online groups on platforms like Nextdoor or Facebook. Homeowners are usually happy to share their recommendations and help you avoid any contractors they had a bad experience with.

Use a Matching Service Like Realm

If you want to save time and get connected with pre-vetted professionals, a matching service is an excellent option. Instead of you doing all the legwork, these services do it for you. At Realm, we take this a step further. We don’t just hand you a list of names; we match your specific project with contractors in our network who have been thoroughly vetted for licensing, insurance, and quality of work. Our data-driven approach ensures you’re connected with pros who are the right fit for your scope and budget. Plus, you get a dedicated Realm Advisor to guide you through the entire process, from comparing bids to managing the project, giving you expert support every step of the way.

Key Questions to Ask Every Contractor

Once you have a shortlist of potential contractors, it’s time to start the interview process. Think of this as a two-way street: you’re vetting them, but they’re also getting a feel for your project. The goal is to find someone whose expertise, communication style, and business practices align with your needs. Asking the right questions upfront is the best way to ensure you’re hiring a true partner for your renovation, not just a hired hand.

Discuss Their Experience and Past Projects

This is your chance to see if their work lives up to their promises. Don't just ask how long they've been in business; ask about their experience with projects similar to yours in scope and style. A great contractor will be happy to show you examples of their completed projects and may even let you visit a current job site. Most importantly, always ask for a list of recent references—and actually call them. Ask past clients about their overall experience, how the contractor handled challenges, if the project stayed on budget, and if they would hire them again. This firsthand feedback is one of the most valuable tools you have.

Understand Their Project Management Style

You’ll be working closely with your contractor for weeks or months, so clear communication is non-negotiable. You need to understand how they manage the project and keep you in the loop. Ask who your primary point of contact will be—is it the contractor themselves or a project manager? How often can you expect updates, and what’s the best way to communicate (text, email, weekly meetings)? It’s also crucial to clarify their process for handling changes or unexpected issues. A well-defined change order process is a sign of a professional who plans for the unexpected and keeps everything documented, protecting you from surprise costs down the line.

Clarify Payment and Contract Terms

Never start a project without a solid contract. Ask to see a sample contract and make sure it’s thorough. A detailed, written contract should clearly outline the full scope of work, specific materials, a project timeline with key milestones, and a clear payment schedule. Discuss the payment structure upfront. A typical down payment is between 10% and 25% to cover initial materials and mobilization. Be wary of anyone who asks for a huge sum upfront. The payment schedule should be tied to the completion of specific project phases, ensuring you only pay for work that has been satisfactorily completed.

How to Compare Contractor Bids

Once you have a few bids in hand, it’s time to sit down and compare them. This step is about more than just finding the lowest price; it’s about understanding what each contractor is offering and finding the best value for your project. A thorough comparison helps you spot potential issues, clarify ambiguities, and feel confident that you’re hiring the right person for the job. Think of it as comparing recipes—while they might all result in a cake, the quality of ingredients and the clarity of the instructions can make a world of difference.

Analyze the Cost Breakdown

A legitimate bid should be more than just a single number at the bottom of a page. Ask every potential contractor for a detailed, itemized breakdown of costs. This should separate expenses for labor, materials, permits, and any other major project components. This transparency is crucial. It helps you understand exactly where your money is going and ensures there are no surprise fees later on. A contractor who is hesitant to provide this level of detail might not have a clear plan, which is a red flag in itself. With a clear breakdown, you can compare bids accurately and see how each contractor allocates the budget.

Compare Estimates Side-by-Side

Gathering at least three estimates is a standard rule of thumb for a reason. It gives you a solid sense of the market rate for your project and highlights any outliers. Lay the bids out and compare them line by line. Are the material allowances similar? Is one contractor’s labor estimate significantly higher or lower than the others? This side-by-side review helps you make an informed decision. At Realm, we simplify this by connecting you with our network of vetted professionals, so you can easily compare proposals from qualified contractors who are ready to take on your project.

Watch for Pricing Red Flags

It can be tempting to jump on the lowest bid, but an unusually low price can be a major warning sign. A bid that drastically undercuts the competition might mean the contractor is using subpar materials, hiring unskilled labor, or doesn't fully understand the scope of your project. They might plan to make up the difference later with expensive change orders. Instead of focusing solely on the bottom line, consider the overall value. A slightly higher bid from a reliable, well-regarded contractor with a clear plan often proves to be the smarter, more cost-effective choice in the long run.

Contractor Red Flags to Avoid

Knowing what to look for in a great contractor is half the battle; the other half is knowing what to avoid. While most contractors are dedicated professionals, spotting a few key warning signs early on can save you from a renovation nightmare. Think of this as your gut-check guide. If something feels off during the vetting process, it probably is. Trusting your intuition and watching for these red flags will help you find a partner who is reliable, transparent, and professional, ensuring your project runs smoothly from start to finish. Paying attention now prevents major headaches and unexpected costs later.

Poor Communication

Clear and consistent communication is the bedrock of a successful renovation. If a contractor is slow to return your calls, ignores your questions, or seems dismissive of your ideas during the initial conversations, consider it a preview of what’s to come. A professional who values your business will be responsive and engaged from the very beginning. The Better Business Bureau notes that good communication is essential for keeping your project on track and on budget. If you’re already struggling to get a clear answer before you’ve even signed a contract, it’s best to move on.

Vague Contracts and Paperwork

A legitimate contractor will always provide a detailed, written contract. Be wary of anyone who relies on verbal agreements or presents you with a one-page document that’s light on specifics. Your contract should clearly outline the full scope of work, a breakdown of costs for labor and materials, a payment schedule, and an estimated timeline. It should also specify who is responsible for obtaining permits and cleaning up the worksite. A bid that seems significantly lower than others is another warning sign—it could mean they’re cutting corners or plan to hit you with hidden fees later.

Unusual Payment Requests

A request for a large upfront payment is one of the biggest red flags. While a reasonable down payment of 10% to 25% is standard practice to cover initial material costs, you should never pay the full amount before the work is complete. Be especially cautious of contractors who demand cash payments or ask for a deposit that’s more than a third of the total project cost. This could signal that the business is not financially stable. A professional contractor will have a clear payment schedule tied to specific project milestones, and all payment terms should be clearly stated in your contract.

How to Vet Your Top Contractor Choices

You’ve narrowed down your list to a few top contenders—nice work! Now it’s time for the final checks before you sign a contract. This vetting process is all about confirming their credentials and making sure they’re the right fit for you and your home. Taking these extra steps now can save you from major headaches later.

Double-Check Their License and Insurance

This step is non-negotiable. Your contractor must be licensed to work in your city and state. You can typically verify this online through your state’s contractor licensing board, like California's Contractors State License Board. Hiring someone without the proper credentials can lead to poor work and legal trouble. Just as important is their insurance. Your contractor needs both general liability insurance and workers' compensation. Without it, you could be held financially responsible for accidents on your property. Ask for proof of insurance and verify that the policy is active.

Talk to Their Past Clients

The best way to understand what it’s like to work with a contractor is to talk to their past clients. Ask each candidate for a list of recent references—and actually call them. A great contractor will be happy to connect you with satisfied clients; hesitation is a major red flag. When you speak with them, ask specific questions. Did the project stay on budget? How did the contractor handle communication and unexpected problems? The National Association of Home Builders has a great checklist of questions. Most importantly, ask if they would hire this contractor again. Their answers will give you a clear picture of what to expect.

Review Their Online Reputation

What people are saying online can offer another layer of insight. Check their profile on the Better Business Bureau to see their rating, read reviews, and find out if any complaints have been filed. While a single negative review isn’t a dealbreaker, a pattern of similar complaints is a warning sign. You can also look at their company website and social media to see photos of their work and get a sense of their brand. Do they present themselves professionally? While online reviews aren't everything, they can help you spot potential issues or confirm you’re making a solid choice.

What to Include in Your Contractor Agreement

Once you’ve chosen your contractor, the next step is to get everything in writing. A contractor agreement isn’t just a formality; it’s the foundational document for your entire project. Think of it as the roadmap that you and your contractor will follow together. A clear, detailed contract protects both of you by setting clear expectations, defining responsibilities, and creating a plan for how you’ll handle issues if they come up.

A reputable contractor will expect and welcome a thorough agreement. It shows you’re a serious and organized client, and it helps them plan and execute your project successfully. This document should be a collaborative effort, and you should feel comfortable asking questions about any part of it. At Realm, we help homeowners review contractor bids and contracts to ensure every detail is covered, but if you’re going it alone, focus on three core components: a detailed scope of work, a process for changes, and a firm timeline. These elements will form the backbone of a successful project and a positive working relationship.

A Detailed Scope of Work

The scope of work is the heart of your contract. It’s a comprehensive description of all the work the contractor will perform, and it needs to be as specific as possible. Vague descriptions like “remodel bathroom” can lead to major misunderstandings. Instead, it should detail everything from demolition to the final touches, including specific model numbers for fixtures and paint colors for walls.

A great scope of work also clarifies responsibilities beyond the construction itself. According to the Better Business Bureau, your contract should state that the contractor is responsible for procuring all necessary materials, managing subcontractors, and handling the daily cleanup of the work site. Getting this level of detail in writing ensures you and your contractor are perfectly aligned on the project goals from day one.

A Clear Process for Changes

No matter how well you plan, changes are a normal part of almost every renovation. You might decide on different tiles halfway through, or your contractor might uncover unexpected plumbing issues behind a wall. The key isn’t to avoid changes, but to have a clear, agreed-upon process for managing them. This process is typically handled through a document called a “change order.”

Your contract should outline exactly how change orders will be handled. A standard process involves the contractor providing a written change order that details the new work, the cost associated with it (whether an addition or a credit), and how it will impact the overall project schedule. Both you and the contractor must sign off on this document before any new work begins. This prevents surprise costs and keeps communication transparent, which is essential for keeping your project on budget.

A Firm Timeline with Milestones

Your contract should include more than just a start and end date. A well-structured project timeline is broken down into key phases and milestones. This allows you to track progress and provides a clear picture of what should be happening at each stage of the renovation. Milestones could include things like “demolition complete,” “framing inspection passed,” “drywall installed,” and “final walkthrough scheduled.”

This timeline helps hold your contractor accountable and gives you peace of mind that the project is moving forward as planned. It’s also often tied to the payment schedule, where payments are released as specific milestones are met. When discussing the timeline, make sure it’s realistic. A good contractor will build in time for things like permit approvals and potential material delivery delays. For a better sense of what to expect, you can review a typical kitchen remodel timeline to understand how these phases work.

How to Protect Yourself During the Project

Once the contract is signed and the work begins, your job isn't over. Staying engaged and proactive is the best way to ensure your project goes smoothly and your investment is protected. Think of it as a partnership with your contractor. By putting a few simple safeguards in place, you can maintain peace of mind from the first swing of the hammer to the final walkthrough. These steps aren't about mistrust; they're about creating a clear, transparent process that benefits both you and your contractor, preventing misunderstandings before they can start.

A successful renovation depends on clear communication and well-defined financial boundaries. This means establishing a fair payment schedule, keeping meticulous records, and clarifying responsibilities for crucial administrative tasks like permits. Taking these protective measures helps keep everyone accountable and focused on the shared goal: completing your beautiful home remodel on time and on budget. When you work with a Realm Advisor, we help you set up these protections from the very beginning.

Follow a Smart Payment Schedule

Your payment schedule is a powerful tool for keeping the project on track. It’s standard for a contractor to ask for a down payment, usually between 10% and 25% of the total project cost, to cover initial materials and permit fees. After that, payments should be tied to specific, completed milestones—not arbitrary dates. For example, you might release a payment after demolition is complete, another after framing is done, and so on. This approach ensures you’re only paying for finished work and incentivizes your contractor to stick to the timeline. Never pay for the entire project upfront, and always hold back a final payment until you’ve done a final walkthrough and are completely satisfied with the work.

Get Lien Waivers and Keep Records

Think of a lien waiver as a receipt that proves your general contractor has paid their subcontractors and suppliers for their work on your home. Getting these waivers at each payment milestone is crucial. Without them, an unpaid subcontractor could place a mechanic’s lien on your property, meaning you could be on the hook for the bill. Alongside waivers, keep a dedicated folder for everything related to your project: the contract, change orders, receipts, photos of the progress, and a log of all communications. This documentation is your best defense if any disagreements or financial issues pop up down the road.

Clarify Who Handles Permits

Navigating building permits can be complicated, and it’s a task that should almost always fall to your general contractor. For any significant remodel, your city or county will require permits to ensure the work meets safety and building codes. Your contractor has the experience to know which permits are needed and how to manage the inspection process. Make sure your contract explicitly states that the contractor is responsible for securing all necessary permits. This protects you from potential fines, project delays, and the nightmare of having to tear out unpermitted work. It’s a key part of their job and a non-negotiable part of your agreement.

How to Manage Your Contractor Relationship

Once you’ve hired a contractor, the next phase begins: working together to bring your vision to life. A strong, professional relationship is the foundation of a successful renovation. It ensures your project stays on track, on budget, and true to your goals. Think of it as a partnership where clear communication and mutual respect are the most important tools you have. This is where having a dedicated advisor can make a world of difference, helping you facilitate conversations and keep everything moving smoothly from start to finish.

Set Clear Expectations from the Start

The best way to kick off your project is to make sure everyone is on the same page. Before any work begins, have a detailed conversation with your contractor about your vision, budget, and timeline. Be a good client by being clear about what you want and being ready for the project. This includes having your financing in order and making design decisions promptly. Providing this clarity upfront helps your contractor build an accurate plan and prevents misunderstandings down the road. It’s all about creating a shared understanding of the project goals and how you’ll work together to achieve them.

Keep Communication Open and Regular

Consistent communication is the single most important factor in keeping your project on budget and on schedule. You’ll be working closely with your contractor for a while, so you need to feel comfortable talking with them. Establish a regular check-in schedule from the beginning, whether it’s a daily text update or a weekly phone call. This creates a dedicated time to discuss progress, ask questions, and address small issues before they become big problems. A simple, open line of communication builds trust and ensures you always feel informed about what’s happening in your home.

Address Issues and Changes Professionally

Even with the best planning, renovations can have surprises. When issues or changes come up, it’s important to address them directly and professionally to maintain a good working relationship. Talk through every detail with your contractor to prevent unexpected costs and make informed decisions together. If you want to make a change, refer to the change order process outlined in your contract. If you have a concern, bring it up calmly and focus on finding a solution. A collaborative approach turns potential conflicts into productive conversations, keeping your project and your relationship with your contractor healthy.

Related Articles

• How to Hire a General Contractor for House Renovation
• Finding The Right Contractor

Frequently Asked Questions

What's the real difference between a contractor's license and their insurance? Think of it this way: a license proves they have the basic qualifications to do the work legally in your area, like a driver's license for a car. Insurance, on the other hand, is your financial safety net. It protects you from being responsible if someone gets hurt on your property or if your home is damaged during the project. You need to verify both because one without the other leaves you exposed to either shoddy work or major financial risk.

Is the lowest bid automatically a red flag? Not always, but it definitely deserves a closer look. A bid that is significantly lower than others could mean the contractor missed something in the scope of work, plans to use cheaper materials, or might not be paying their team a fair wage. The real danger is that they could try to make up the cost later with a lot of expensive change orders. Instead of just looking at the final number, compare the detailed cost breakdowns to see where the differences are. True value comes from a fair price for quality work, not just the cheapest option.

How many bids should I actually get for my project? The standard advice is to get at least three bids, and it's a great rule of thumb. This gives you enough information to understand the fair market price for your project and spot any estimates that are unusually high or low. Getting more than five can sometimes lead to confusion and make the decision harder. The goal is to have a few high-quality, detailed proposals to compare so you can feel confident in your final choice.

What should I do if I disagree with my contractor mid-project? It's best to address concerns as soon as they come up, calmly and directly. Start by scheduling a time to talk away from the noise of the job site. Refer back to your contract and the agreed-upon scope of work to guide the conversation. The key is to focus on finding a solution together rather than placing blame. If you have a clear change order process in your contract, that will be your guide for any adjustments to the plan.

How involved do I need to be once the work starts? Your level of involvement can vary, but you don't need to be on-site every minute of the day. The most important thing is to maintain regular communication. Establish a check-in schedule with your contractor, whether it's a quick call at the end of each day or a more detailed meeting once a week. This allows you to stay informed, answer questions promptly, and address any issues before they grow. Your main role is to be an engaged and responsive partner, not a micromanager.