Why Most Homeowners Ask the Wrong Questions
Typical homeowner interview:
Table of Contents
- “What will this cost?”
- “When can you start?”
- “Do you have insurance?”
What they discover later:
- Contractor isn’t licensed for this work
- They’ll be juggling 4 other jobs simultaneously
- “Insurance” expired 2 years ago
- Crew is all subcontractors they met last week
- No written contract or warranty
- Payment terms are exploitative
The cost of not asking enough questions:
- Average homeowner loses $8,000-$15,000 on contractor problems
- 47% of renovation projects go over budget due to poor contractor vetting
- 1 in 3 homeowners experience significant issues with contractors
This guide gives you 50+ essential questions organized by category, with explanations of what to listen for and red flags to watch out for.
Part 1: Licensing, Insurance, and Legal Questions
Questions to Ask
1. Are you licensed for this type of work?
What to listen for:
- ✅ “Yes, here’s my license number: [number]”
- ✅ “You can verify it at [state licensing board website]”
- ✅ Offers to show physical license immediately
Red flags:
- 🚩 “I don’t need a license for this”
- 🚩 “My license is pending”
- 🚩 Hesitation or vague answer
- 🚩 “Licenses are just a money grab”
Follow-up: “Can I see your license and verify it with the state board?”
2. What’s your license number and how can I verify it?
Why this matters: Anyone can claim to be licensed. Verification is essential.
What to do:
- Get license number
- Check state contractor licensing board website
- Verify it’s current, not suspended
- Check for violations or complaints
Example: California: cslb.ca.gov/onlineservices/checklicenseii/
3. Do you have current general liability insurance?
What to ask for:
- Proof of insurance (certificate)
- Coverage amount (minimum $1 million recommended)
- Expiration date (must cover project timeline)
- Company name on policy
What to check:
- Certificate is current (not expired)
- Your address listed as certificate holder
- Coverage amounts adequate for project
- Directly call insurance company to verify
Red flags:
- 🚩 Can’t provide certificate immediately
- 🚩 Certificate is expired
- 🚩 “I’ll get you that later”
- 🚩 Handwritten or unprofessional document
4. Do you carry workers’ compensation insurance?
Why this matters: If a worker is injured on your property and contractor has no workers’ comp, you could be liable for medical bills and lawsuits.
What to listen for:
- ✅ “Yes, here’s my workers’ comp certificate”
- ✅ “I’m a sole proprietor with no employees” (some states exempt)
- ✅ Can explain how they’re covered
Red flags:
- 🚩 “I pay in cash, workers are independent”
- 🚩 Uses subcontractors without verifying their insurance
- 🚩 Can’t or won’t provide proof
Follow-up: “Can I have a copy of your workers’ comp certificate for my records?”
5. Have you ever had complaints filed against your license?
Where to check:
- State licensing board
- Better Business Bureau
- Consumer affairs department
- Court records
What to listen for:
- ✅ “No complaints on record”
- ✅ “Yes, one complaint from [year], here’s what happened…” (transparent explanation)
Red flags:
- 🚩 Multiple unresolved complaints
- 🚩 Pattern of similar complaints
- 🚩 License suspensions or restrictions
- 🚩 Defensiveness about past issues
6. Can you provide a written contract?
Non-negotiable requirement. No written contract = don’t hire.
Contract must include:
- Detailed scope of work
- Materials specifications
- Timeline with start/end dates
- Payment schedule
- Change order process
- Warranty terms
- Cleanup responsibilities
- Permits and inspections
- Termination clause
Red flags:
- 🚩 “We can just do a handshake deal”
- 🚩 Vague, one-paragraph contract
- 🚩 Contract missing key elements
- 🚩 Pressure to sign immediately
Part 2: Experience and Qualifications
7. How long have you been in business?
What to consider:
- 5+ years: Established, experienced
- 2-5 years: Building reputation
- Under 2 years: Higher risk (but not automatically bad)
Follow-up questions:
- “Under what business name?”
- “Can I see your business registration?”
- “Have you operated under other names?”
Red flag: Constantly changing business names (avoiding complaints)
8. How many projects like mine have you completed?
Why this matters: Kitchen specialist shouldn’t do your basement. Bathroom expert shouldn’t do your addition.
What to listen for:
- ✅ “We’ve done 50+ kitchens in the past 3 years”
- ✅ “This is our specialty—here’s our portfolio”
- ✅ Specific numbers and recent examples
Red flags:
- 🚩 “We do everything” (jack of all trades, master of none)
- 🚩 Can’t provide specific examples
- 🚩 “This will be our first kitchen, but we’re excited!”
9. Can I see a portfolio of your recent work?
What to look for:
- Photos of completed projects
- Similar style/scope to yours
- Quality of workmanship in photos
- Before/after comparisons
- Projects in your area
Questions about portfolio:
- “Which project are you most proud of?”
- “Any of these in my neighborhood?”
- “Can I visit a current job site?”
10. Can you provide 3-5 references from recent projects?
Essential question. If they can’t provide references, walk away.
What to ask for:
- References from past 6-12 months
- Similar project types
- Similar budget range
- Contact information (phone + email)
When calling references, ask:
- “Would you hire them again?”
- “Did they stay on budget?”
- “Did they finish on time?”
- “How did they handle problems?”
- “Was job site kept clean?”
- “Any surprises or issues?”
Red flags:
- 🚩 Can’t provide any references
- 🚩 All references are 5+ years old
- 🚩 References are family/friends
- 🚩 References are vague or rehearsed
11. What certifications or specialized training do you have?
Relevant certifications:
- Lead-safe certified (if working on pre-1978 home)
- Specific manufacturer certifications (for products being used)
- Trade organization memberships (NARI, NAHB)
- Specialty certifications (tile, electrical, plumbing)
Shows commitment to professional development and quality work.
Part 3: Project Management and Process
12. Will you be on-site daily, or will a project manager oversee the work?
What to clarify:
- Who is your daily point of contact?
- Who makes decisions on-site?
- How often will you see the owner?
- Who supervises the crew?
Either answer can be fine, but you need to know.
13. Who will actually be doing the work?
Critical question. Understand the crew structure.
What to listen for:
- ✅ “I’ll be doing the work with my two full-time employees”
- ✅ “I have a dedicated crew that’s worked with me for 5+ years”
- ✅ “I’ll be on-site daily managing my team”
Red flags:
- 🚩 “I hire whoever’s available that week”
- 🚩 “I’ll subcontract most of it out”
- 🚩 Can’t tell you who will be there
- 🚩 “Depends on who I can find”
Follow-up: “Do your workers speak English?” (for communication purposes)
14. Will you use subcontractors? For which trades?
Subcontractors are common and often necessary (electricians, plumbers, etc.)
What to verify:
- Which work will be subbed out?
- Are subs licensed/insured?
- Have they worked with you before?
- Who supervises the subs?
- Who’s responsible if sub does poor work?
Get in writing: Contractor is responsible for all sub work.
15. How many other projects will you be working on simultaneously?
What to listen for:
- ✅ “Yours will be our only project” (small contractor)
- ✅ “We’ll have 2-3 active, but dedicated crew on yours”
- ✅ “We have 5 projects, each with dedicated crews”
Red flags:
- 🚩 “We’re juggling 10-15 jobs right now”
- 🚩 Can’t tell you how many
- 🚩 “We go wherever we’re needed each day”
Reality check: If they’re on 5 other jobs, expect them to be pulled away frequently.
16. What’s the estimated timeline from start to finish?
Get specific dates:
- Start date (contract signing to first day of work)
- Completion date (substantial completion)
- Duration (number of working days)
- Any known delays or gaps
Realistic timelines:
- Bathroom: 4-6 weeks
- Kitchen: 6-10 weeks
- Basement: 8-12 weeks
- Addition: 12-20 weeks
Red flags:
- 🚩 Unrealistically fast (“We’ll do your kitchen in 2 weeks!”)
- 🚩 Vague (“A few months”)
- 🚩 Won’t commit to timeline
- 🚩 Timeline much longer than typical
17. What could delay the project, and how do you handle delays?
Good answers:
- Weather delays
- Material backorders
- Permit delays
- Unforeseen structural issues
- Inspection failures
What to ask: “How will you communicate delays? What’s your contingency plan?”
Get in writing: Process for handling and communicating delays.
18. How do you handle changes and change orders?
Essential to clarify BEFORE project starts.
What to get in writing:
- How are changes requested? (verbal, written, both?)
- How are changes priced? (time & materials, fixed price, markup %)
- How quickly will you get change order pricing?
- What’s approval process?
- What happens if you disagree on price?
Red flags:
- 🚩 “We’ll figure it out as we go”
- 🚩 Vague pricing methodology
- 🚩 No written change order process
19. What happens if I’m unhappy with something?
You want a clear resolution process.
Good answer:
- “We’ll assess the issue together”
- “I’ll explain why it was done that way”
- “If it’s not to code/contract, I’ll fix it at my expense”
- “If it’s to code but you’re unhappy, we’ll discuss options”
Get in writing: Dispute resolution process and warranty coverage.
20. How often will you communicate project updates?
Set expectations upfront:
- Daily text/photo updates?
- Weekly in-person meetings?
- End-of-day phone calls?
- Only when there’s an issue?
What works for you? Be clear about your expectations.
Red flag: “I’ll let you know if there’s a problem” (no proactive communication)
Part 4: Pricing and Payment
21. What does your quote include?
Get extremely specific:
- All materials? Which ones?
- All labor? Which trades?
- Permits and fees?
- Disposal and cleanup?
- Site protection?
- Final cleaning?
Common exclusions to clarify:
- Appliances
- Light fixtures
- Hardware
- Paint
- Landscaping repair
- Driveway protection
22. Are there any costs NOT included in this quote?
Force the conversation about potential extras:
- Permit fees
- Dumpster rental
- Structural engineering
- Asbestos/lead abatement
- Unexpected repairs
- Overtime charges
Get list of potential additional costs in writing.
23. What’s your payment schedule?
Typical schedules:
- Deposit: 10-30% (never more than 33% in most states)
- Progress payments: Tied to milestones
- Final payment: 10-20% upon completion
Red flags:
- 🚩 50%+ deposit requested
- 🚩 Payment in advance of work
- 🚩 Large payments early in project
- 🚩 Cash only
- 🚩 Payment to individual, not company
Ideal: Payments align with work completed, never paying ahead.
24. Do you accept credit cards?
Why this matters: Credit card offers consumer protection (disputes, chargebacks).
If yes: Understand if there’s processing fee (2-3% is reasonable)
If no: Checks should be to company name, not individual.
25. What’s included in the price—allowances or actual materials?
Understand allowances:
- “Tile allowance of $8/sq ft”
- If you choose $6/sq ft tile: Credit
- If you choose $12/sq ft tile: Additional charge
Ask:
- What allowances are in the quote?
- What do those allowances represent? (quality level)
- How are overages/underages handled?
Get specific material selections confirmed in contract.
26. How do you price change orders?
Common methods:
- Time and materials (T&M): Hourly rate + materials + markup
- Fixed price per change
- Percentage markup on materials (typically 20-40%)
Ask: “What’s your hourly rate for T&M work?” and “What’s your materials markup?”
Get in writing: Pricing methodology for changes.
27. What’s your warranty on labor?
Standard warranties:
- 1 year: Minimum acceptable
- 2-5 years: Good
- 5+ years: Excellent
What’s covered:
- Workmanship defects
- Installation errors
- Callbacks for issues
What’s NOT covered:
- Normal wear and tear
- Homeowner damage
- Material defects (covered by manufacturer)
Get warranty terms in writing, signed.
28. What manufacturer warranties come with materials?
Clarify:
- Which materials have warranties?
- How long are they?
- Who handles warranty claims? (You or contractor?)
- Are warranties transferable?
Examples:
- Cabinets: Lifetime to 5 years
- Countertops: 10-25 years
- Flooring: 10-50 years
- Fixtures: 1-10 years
Part 5: Permits and Code Compliance
29. Will this project require permits?
If yes: “Who obtains them and what’s the cost?”
If no: “Can you explain why not? I want to ensure we’re code-compliant.”
Red flags:
- 🚩 “Permits are optional, we can skip them”
- 🚩 “Permits are a waste of money”
- 🚩 Suggesting unpermitted work for discount
Reality: Most structural, electrical, plumbing, HVAC work requires permits.
30. Who will pull the permits?
Best answer: “I’ll handle all permits, included in quote.”
Acceptable: “You’ll need to pull permits as homeowner, I’ll provide plans.”
Red flag: “Let’s skip the permits” (illegal, voids insurance, resale issues)
31. Are you familiar with local building codes?
Test their knowledge:
- Ask about specific code requirements for your project
- Do they know local inspector’s preferences?
- Have they worked in your jurisdiction before?
Why it matters: Failed inspections = delays and extra costs.
32. What happens if work doesn’t pass inspection?
Good answer:
- “I’ll fix it at no charge to you”
- “All work is guaranteed to pass inspection”
- “I stand behind code compliance”
Get in writing: Contractor responsible for passing inspections.
Part 6: Site Management and Logistics
33. What are your working hours?
Typical: 8am-5pm, Monday-Friday
Clarify:
- Weekend work? (Extra charge?)
- Noise restrictions in your area?
- Your preferences?
Get in writing: Working hours and any restrictions.
34. How will you protect my home during construction?
Should include:
- Floor protection (runners, cardboard)
- Dust barriers (plastic sheeting, zip walls)
- HVAC vent covering
- Door protection
- Furniture covering in adjacent rooms
Ask to see photos of how they protect other clients’ homes.
35. What’s your daily cleanup process?
Minimum acceptable:
- End-of-day sweep up
- Debris in contained area
- Tools organized
- Walkways clear and safe
Better:
- Debris removed daily
- Vacuum/wet mop
- Dust control
- Tidy workspace
Get in writing: Daily cleanup expectations.
36. Where will you stage materials and park vehicles?
Clarify logistics:
- Driveway usage?
- Street parking?
- Material storage location?
- Dumpster placement?
Considerations:
- HOA restrictions
- Neighbor impact
- Street parking permits
- Your vehicles’ access
37. Will I have access to other parts of my home?
For occupied renovations, clarify:
- Which areas will be off-limits?
- Can you access bathroom/kitchen?
- Are there alternate routes through home?
- When will specific areas be unusable?
38. Do you provide portable toilets for the crew?
For major projects or homes with limited bathrooms:
- Will crew use your bathroom?
- Or bring porta-potty?
- Who pays for porta-potty rental?
Get clear understanding of expectations.
Part 7: Problem Prevention
39. What happens if you discover hidden problems during demo?
Common discoveries:
- Rot or water damage
- Outdated electrical/plumbing
- Structural issues
- Asbestos or lead
- Code violations
Ask: “How will you handle and price these issues?”
Get in writing: Process for handling unknowns and pricing methodology.
40. What if materials are backordered or discontinued?
Ask:
- How do you select alternatives?
- Do I approve substitutions?
- What if substitute costs more?
- What if I don’t like the substitute?
Get in writing: Substitution approval process.
41. What if you need to be absent during the project?
Clarify:
- Who’s in charge when you’re not there?
- How will decisions be made?
- Who do I contact with questions?
Everyone gets sick or has emergencies. Plan for it.
42. What’s your safety record?
Ask about:
- OSHA violations (if applicable)
- Jobsite injuries
- Safety training
- Safety protocols
Good contractors prioritize safety for crew and homeowners.
Part 8: Company Stability
43. How many employees do you have?
Why this matters: Size indicates stability and capacity.
Questions:
- Are they W-2 employees or 1099 contractors?
- How long have they worked for you?
- What’s your employee turnover?
Red flag: High turnover (quality craftsmen stay with good contractors)
44. Are you financially stable to complete this project?
Hard to ask, but important:
- “Do you have financial backing?”
- “Will you complete my project before taking payment?”
- “Can you provide a payment/performance bond?”
For large projects ($50k+), consider requiring a bond.
45. Do you have a physical business address?
Red flags:
- P.O. Box only
- Residential address
- No listed address
- Different address on every document
Verify: Google the address, drive by if local.
Part 9: Post-Project
46. What does your final walkthrough process look like?
Should include:
- Joint walkthrough with punch list
- You note any issues/deficiencies
- Contractor fixes punch list items
- Final walkthrough confirms completion
- Final payment upon satisfaction
Get in writing: Won’t make final payment until satisfied with completion.
47. Will you provide documentation of completed work?
Should receive:
- As-built plans (if applicable)
- Permit sign-offs
- Warranty information
- Product manuals
- Care/maintenance instructions
- Receipts for materials (for warranty claims)
48. How do I contact you after project completion if issues arise?
Get multiple contact methods:
- Office phone
- Cell phone
- Emergency contact
Ask: “What’s your typical response time for warranty issues?”
Part 10: Red Flag Questions
49. Why is your price significantly lower than other quotes?
If they’re 20-30% below others, find out why:
- Lower quality materials?
- Less experienced crew?
- Cutting corners?
- Missing something in scope?
- Underbidding (will ask for more later)?
Sometimes there’s a good reason, but always understand the difference.
50. Can you start immediately?
If they’re available right away, ask:
- Why don’t you have a backlog?
- Are you new to the area?
- Did another project cancel?
- Is this your slow season?
Quality contractors typically book 4-8 weeks out.
How to Actually Ask These Questions
Don’t interrogate. Have a conversation.
Initial call/email:
- Ask 5-10 basic questions (licensing, insurance, experience, timeline)
- If answers are good, schedule in-person meeting
First meeting:
- Ask about process, crew, project management
- Request portfolio and references
- Discuss timeline and pricing approach
Quote review meeting:
- Ask detailed pricing questions
- Clarify contract terms
- Discuss warranties and change orders
Before signing:
- Verify all licenses and insurance
- Call references
- Ask final clarifying questions
Question Checklist (Download-Friendly)
Before first contact:
- Are you licensed?
- Do you have insurance?
- How long in business?
- Experience with my project type?
First meeting:
- Can I see portfolio?
- Can you provide 3-5 references?
- Who will do the work?
- How many other active projects?
- Estimated timeline?
- What does quote include?
- Payment schedule?
- Who handles permits?
- Warranty terms?
Quote review:
- Verify scope matches understanding
- Clarify all exclusions
- Understand allowances
- Review change order process
- Confirm timeline
- Review contract thoroughly
Before signing:
- Verify license (online)
- Receive insurance certificates
- Call all references
- Check Better Business Bureau
- Google reviews/complaints
- Ensure contract covers everything
Conclusion: Ask Now, Avoid Problems Later
Most contractor nightmares happen because homeowners didn’t ask enough questions upfront.
The contractor who seems annoyed by your questions? That’s the one to avoid.
The contractor who welcomes your questions, answers thoroughly, and provides documentation? That’s the one you want.
Time to ask questions: 2-3 hours over several conversations
Cost of not asking: $8,000-$15,000 average in contractor problems
Worth it? Absolutely.
