12 Questions to Ask Before Hiring a Contractor (and the Documents to Request)

Most homeowners ask contractors the right questions. The problem is accepting the answers on trust. A good contractor will not mind proving what they say, and a bad one will usually reveal themselves when you ask for paperwork.

Here are the 12 questions worth asking, grouped by what they protect you from, with the document or check that confirms each answer.

Protect yourself from unlicensed and uninsured work

1. "What is your license number, and can I verify it?"

Every state handles contractor licensing differently, and some trades are licensed by cities or counties instead. Look the contractor up on your state or local licensing website and confirm the license is active, in the company's exact name, and covers the type of work you need. In California, for example, the Contractors State License Board lets you search by license number, business name or personnel.

Proof: a license lookup result you checked yourself, not a photo of a card.

2. "Do you carry general liability and workers' compensation insurance?"

General liability covers damage the contractor causes to your property. Workers' compensation covers injuries to their crew. Without it, an injured worker could turn to your homeowners policy.

Proof: certificates of insurance sent directly from the insurer or agent, listing current dates.

3. "Will you pull the permits?"

The person who pulls the permit is responsible for the work passing inspection. A contractor who asks you to pull the permit yourself may be unlicensed or trying to avoid responsibility. See home improvement permits explained.

Proof: the permit number, which you can often look up on your city's website.

Protect yourself from surprise costs

4. "Can I have a written, itemized quote?"

You need scope, materials by brand and model, allowances, exclusions and total price in writing. Our line-by-line guide to reading a contractor quote shows what a complete quote includes.

5. "How do you handle changes and surprises?"

Ask how change orders work. The right answer: every change is written up with the price and schedule impact and signed by both of you before the extra work starts.

6. "What is the payment schedule?"

Payments should follow completed work, not the calendar. Some states set legal limits. California caps home improvement down payments at $1,000 or 10% of the contract price, whichever is less, and does not allow progress payments to exceed the value of work performed.

Protect yourself from liens and disputes

7. "Will you provide lien waivers?"

In many states, an unpaid subcontractor or supplier can file a mechanic's lien against your home even if you paid the main contractor. A lien waiver is a signed statement that someone has been paid for their part. Ask for waivers from the contractor, and from major subcontractors and suppliers, with each payment.

8. "Who will be on site, and who is my contact?"

Find out whether the company uses its own crew or subcontractors, and who supervises daily. You want one named person responsible for communication.

9. "What does your warranty cover, and for how long?"

Separate the contractor's labor warranty from the manufacturer's product warranty. Get the labor warranty's length and terms in writing.

Protect yourself from bad fits

10. "Can I see recent projects and talk to references?"

Ask for two or three references from jobs similar to yours and finished in the last year or two. Ask them whether the job finished on time, on budget, and how problems were handled.

11. "When can you start, and what could delay you?"

A realistic timeline, with honest caveats about weather, permits and material lead times, is a better sign than a promise to start tomorrow.

12. "What do you need from me?"

Good contractors will tell you about access, decisions you need to make and deadlines for choosing finishes. That question often reveals how organized they are.

What the written contract should include

• Company name, address and license number
• Detailed scope and materials by brand and model
• Total price, payment schedule and what triggers each payment
• Start date and expected completion date
• Change-order process
• Permit responsibility
• Labor warranty terms
• Cancellation rights

Your right to cancel

The Federal Trade Commission's Cooling-Off Rule covers many sales made at your home, workplace or a seller's temporary location. For sales of $25 or more at your home, or $130 or more at a temporary location, you generally have until midnight of the third business day after signing to cancel, and the seller must return your payment within 10 business days. Some states add longer periods or extra protections. Cancel in writing and keep a copy.

Red flags that should end the conversation

• No license, or a license in a different name
• Refusal to provide insurance certificates
• A large cash deposit or payment to a personal account
• Pressure to sign today to "lock in" a price
• Suggestions that you pull the permit yourself
• Offers to "cover your insurance deductible," which is illegal in some states, including Texas
• A vague quote with no materials or exclusions

A simple hiring checklist

1. Get at least three written quotes for the same scope
2. Verify each license and insurance certificate yourself
3. Call two references per finalist
4. Compare quotes line by line, not just totals
5. Sign a written contract with a payment schedule tied to completed work
6. Collect lien waivers with each payment

For negotiating once you have quotes, read how to negotiate with contractors, and for why quotes differ so much, see why the same service costs different prices.