How to hire a contractor
By Thumbtack Staff•Last updated Nov 8, 2022
Last updated Nov 8, 2022
Table of Contents
- Video: How to hire a contractor
- Understanding the type of work a contractor can do
- How to find the best contractors for your project
- Contractor red flags to watch out for
- Questions to ask contractors and pros
- Getting cost estimates and bids from contractors
- How to compare contractors’ bids
- How to make your decision
- Get it in writing and create a contract
- Tips for working with contractors and pros
- How to handle a dispute
- Find local contractors and pros on Thumbtack today
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Hiring a contractor to tackle your upcoming home project is no small undertaking. Whether it’s a renovation project, a remodel, a maintenance task, new construction or specialty work like plumbing or drywall, it's important to find a good contractor who will stay within your budget and on time. T
his guide demystifies the process of finding the right professionals for your home repairs, improvements and maintenance needs. If you're a homeowner, keep reading to get tips on how to find, vet and work with contractors and receive bids for your next project.
Video: How to hire a contractor
Thumbtack contractor Ricc B. on why you should always get three estimates when you hire a contractor.
Understanding the type of work a contractor can do
Before you start looking for contractors, decide whether you really need one for your home improvement or renovation project. General contractors and subcontractors can help with almost any project, including kitchen remodels, bathroom renovations and other construction and remodeling projects. Here’s a closer look at the difference between general contractors, subcontractors and other types of professionals.
General contractors vs. subcontractors
Depending on your project’s scope, you might need to hire a general contractor. A general contractor supervises, coordinates and manages your project. They’ll review the plans, materials and costs to help keep your project within budget.
But a general contractor won’t complete every part of the project. Instead, they hire specialty contractors, also called subcontractors, to perform electrical, plumbing, tiling, construction and other tasks needed to finish your remodeling project. A general contractor can also help with inspections and obtaining the necessary permits.
A subcontractor typically specializes in a specific trade, such as:
If you hire a general contractor, you don’t have to search for and hire several subcontractors yourself — your general contractor handles that for you. However, you may only need a specialty contractor for a smaller home improvement project. For example, you can hire an HVAC contractor to upgrade or repair your heating and air conditioning system. You can also hire a tiling contractor to install new tile in your bathroom or a tile backsplash in your kitchen.
Handymen, house cleaners and other home pros
If you have home repairs or maintenance tasks that require a skilled professional, you might not need to hire a general contractor. For example, most handy people can handle minor repairs and maintenance work. And you can hire a house cleaner to deep clean your house or an appliance service specialist to service your refrigerator, washer, dryer and other major appliances.
What about architects and designers?
Homeowners working on major renovations often need an architect and/or an interior designer. An architect will work with you to understand your vision and ideas. They will create the designs, while keeping safety regulations and building codes top of mind, and give them to your contractor, who will bring your vision to life.
An interior designer will also create designs for your interior space, focusing on functionality, aesthetics, safety and building codes. They can also decorate your interior space and help you decide on furnishings, finishes, paint colors and more.
How to find the best contractors for your project
After you’ve determined you need a contractor, narrow your search by identifying the type of contractor best suited for your project. For example, if you only need plumbing work, new roofing or a bathroom remodel, look for contractors who specialize in those areas. When you’re tackling a major remodeling project that involves a mix of different jobs, like a full house renovation, you’ll likely need a general contractor — and possibly an architect, interior designer and several subcontractors.
Check out online reviews and project photos
The best way to find local contractors is to search online and use tools like Thumbtack. You’ll find plenty of useful information that can help you identify the best person for your project. For example, always read contractors’ customer reviews and ratings. Reviews from happy and unhappy clients can tell you a lot about a contractor’s professionalism, communication, pricing and work quality.
Many clients also post photos in their reviews. As you browse reviews, look for photos of projects that resemble yours. These photos can help you better understand a contractor’s specialty and craftsmanship. If you can’t find customer photos in reviews, look for images the contractor has posted on their profile or website.
Also read: How to search for a pro for your project.
What’s their reputation?
Online reviews can help you decide whether a contractor is reputable, but you can take a few other steps too. For example, visit the Better Business Bureau (BBB) and look up the contractor. On the BBB website, you can read more reviews and get information about client complaints. You can also run a quick web search to see whether a potential contractor has been involved in any rip-offs, scams or legal cases.
Verify licenses and insurance
Always make sure your contractor is licensed under your local and state requirements. For example, they may need a specialty or general contractor license. Find out what rules apply where you live, and ask the contractor to provide proof of their license, especially if you can’t verify it online.
If something goes wrong during your project, you should be covered. Make sure the contractor you hire has insurance and bonding if required. Here are more tips on how to verify insurance.
Contractor red flags to watch out for
As you search for a contractor for your project, keep an eye out for these red flags.
1. They can’t verify their license or insurance
If a contractor can’t provide a license number, be careful — they may not have one, and if that’s the case, they shouldn’t be doing work for you. You should also check with your state’s license board to make sure the contractor has the right license for your project. Many agencies have online portals where you can verify a contractor’s license. Here’s an example of California’s contractor lookup.
Insurance is important, too. Verifying that your contractor has insurance helps protect you in case something unexpected happens.
2. The contractor insists you pay in cash
The Federal Trade Commission warns that a contractor who requires cash payment may be scamming you. It’s always best practice to pay with a credit card or check so you have proof of payment.
If the contractor you’re considering is fully vetted and legitimate, paying with cash may be OK. Just make sure you get a signed receipt that includes the project details, the cost and the date.
3. You’re “required” to obtain building permits and codes
Navigating building codes and permits can be complicated for the average homeowner. But for an experienced, legitimate contractor, it should be familiar territory. Contractors have experience with this process and should be ready to help clients get the required approvals before starting the project.
4. They don’t have an online presence
If you can’t find any information about the contractor online or with your local or state government, that could be worth investigating. Many contractors have some type of online presence or social media footprint that tells you more about their services, experience and specialties. You should also be able to read customer reviews — which is difficult if they don’t have an online profile.
5. They have too many bad reviews
Don’t gloss over a bad review. Read through the reviews to see whether the contractor has consistently performed poorly. Look for a pattern. For example, do customers often complain about their ability to finish on time? The quality of the work? Their professionalism? If the contractor keeps getting the same negative feedback, it may be a sign they’re not taking client reviews seriously enough to improve.
Of course, a few bad reviews don’t mean a contractor is terrible at their job. The bad review might just be a one-off. If the bad outweighs the good, consider finding another pro.
6. Their price quotes are suspiciously low
Everyone loves a good deal. However, some deals are too good to be true. If the estimated cost for your project is much lower than you expected, get quotes from a few other contractors. If one contractor estimates the cost will be significantly lower, it might be a scam.
7. They can’t answer your questions
Before you choose a contractor, ask plenty of questions. Get more details about the materials they plan to use, how long the project will take, the itemized cost and more.
If your contractor can’t answer questions like these, they may not have enough experience for your project.
8. You’re being pressured to make a decision now
Nobody likes being rushed into a big decision, especially if that decision involves your biggest financial investment: your home. A professional contractor should give you time and space to think through your options before you hire anyone.
Just keep in mind that your contractor may have other clients or bids. If your project is time-sensitive, give them an answer before they book another job.
9. They arrived very late to your first meeting
Whether you do your consultation over the phone or in person, a contractor should be punctual and show up on time for all appointments. If they’re late and don’t give you a heads-up, it could be a sign they’re unreliable. That’s the last thing you need for a large project.
10. They were rude during the interview and consultation
It’s important to have a respectful working relationship with your contractor. If you don’t think you’ll get along early in the process, you might consider taking your business elsewhere.
Questions to ask contractors and pros
Contacting contractors can be time-consuming — but you should always reach out to several candidates before making a decision. Think of this part of the process as insurance against expensive and unpleasant disputes later. Contact at least three to five contractors, but don’t hesitate to reach out to more if you’re having trouble finding a good fit.
Here are several questions you can ask contractors:
- Do you have a license?
- Do you belong to trade associations or institutions?
- Do you have insurance, such as workers’ compensation and liability insurance?
- What’s your specialty and area of expertise? Or are you a general contractor?
- Do you offer a warranty?
- Have you ever been involved in a legal dispute?
- How will I be billed?
- Is there a down payment?
- What is your fee schedule?
- Can you handle permitting?
- Who will I communicate with throughout the project?
- How long will it take to complete my home project?
- What can throw the project off schedule or over budget?
- How much are the materials?
- Who is your supplier for materials?
- What's your process for creating a contract?
- What materials do you recommend based on my budget and vision?
- How much will installation, removal and general labor cost?
- How much will my project cost in total?
- Do you have a list of references I can contact?
These are just some of the questions you can ask. Don’t hesitate to ask more as they come up. As you ask, write down the contractors’ answers. Later, your notes can help you make sure certain verbal agreements are written down and included in the contract.
Also read: How to message and communicate with pros.
Getting cost estimates and bids from contractors
Ideally, you should hire a contractor who offers fair pricing and quality work. To find out which contractor offers the best value for your money, gather price quotes from a handful of good contractors.
Many factors can influence the cost of hiring a contractor, including the square footage of the space, the materials you need and the number of contractors it’ll take. To get the most accurate estimate possible, give contractors as many details about your project as you can. For example, if you’re working on a kitchen renovation, let them know:
- The kitchen’s size
- If you plan to change the kitchen’s layout
- Whether you want to install new fixtures and appliances
- If your kitchen cabinets need to be repainted or refaced
- What materials and paint you want for your counters, cabinets, walls and flooring
- If you’re going to install new countertops or a backsplash
- How soon you want the remodeling project to be completed
- If you think you’ll need electrical and plumbing work
You can also share any photos, plans or designs you already have. The more information you give the contractor, the more accurate your price quote will be. And the easier it will be to plan, save and budget for your project.
How to compare contractors’ bids
The first price quote you receive may not have much wiggle room, but it doesn’t hurt to try to negotiate. To negotiate effectively, get cost estimates and bids from several contractors, then compare them.
If you think a contractor’s prices are too high compared with their competitors, but they’re still your No. 1 choice, let them know you received more reasonable bids from other local contractors. They might agree to match their rates — or they might not. If not, decide whether your favorite contractor’s higher prices are worth it or whether you should choose a more affordable candidate.
Just remember: Don’t sacrifice quality to secure the cheapest rates. If your main concern is quality, hiring a more experienced, skilled, professional and reputable contractor is usually the better choice.
Also, if you can’t negotiate lower total costs, you may be able to negotiate a payment plan or schedule that works for your budget.
How to make your decision
After you’ve completed your research, it’s time to decide. Ask yourself these questions as you narrow your list to one:
- Which contractor offers the best price for the most value?
- Which one has the most expertise and credentials?
- Which one has the best reputation?
- Which one has the most experience working on my specific project?
- Which one has the highest rating and best reviews?
- Which one seems easiest to work with?
Decide which factors matter most to you, and weigh them against each other accordingly.
Get it in writing and create a contract
Before any work begins, get everything in writing and draw up a contract. Your contract with your contractor should be detailed down to the smallest points. For example, it should include the following:
- Contractor’s contact and business information
- Contractor’s required license number
- Project timeline, including start and end dates
- Financing and payment plan/schedule
- Schedule of each phase of the project
- Complete material list, supplier list and budget specifications
- Contractor’s guarantee to handle all required permits
- All potential time conflicts from concurrent projects
- Change order provisions
- Full worker list and daily schedule
- Warranty and insurance information
- Broom (clean-up) clause
- Termination clause
Tips for working with contractors and pros
After you hire a contractor, help keep your project on track by recording changes and delays, communicating regularly and building a good working relationship. Consider these tips while the contractors work on your project:
- Prepare the site or area by removing obstacles and decluttering.
- Designate a bathroom for them to use, if possible.
- Keep a written record of all changes and additions.
- Check in on the progress and quality of work.
- Don’t cause too many disruptions or distractions.
- Only pay for work that’s completed properly — especially your last payment.
- Show appreciation by providing water or other refreshments.
How to handle a dispute
If you have concerns about your project, try to address them and resolve the dispute with the contractor. A good customer experience is important to many contractors, and they rely on positive reviews, word of mouth and references to keep growing their business. Often, you can resolve disputes by communicating clearly with your contractor.
However, if you can’t agree on a solution, Thumbtack can help. Here’s more information on how to resolve issues with a project.
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