How to Vet a Contractor in 30 Minutes: A Homeowner's Checklist

You have a bid in hand. The price looks fair. The contractor seems nice. Now what?

Most homeowners stop right here. They sign. They hand over a deposit. They hope for the best.

Here is a 30-minute checklist for checking out a contractor before you sign. None of it is fancy. It is just the homework most people skip.

Step 1: Check Their License (5 minutes)

In California, every contractor doing work over $500 must be licensed by the Contractors State License Board (CSLB). Most states have their own board.

Go to the state's license lookup page. Type in their license number. Then check a few things:

• The license is active and current.
• The license class matches the work. A "B" general contractor handles whole-home work. A "C-10" handles electrical.
• There are no suspensions or pending complaints.
• Workers' comp insurance is on file.

If their license is not active, walk away.

Step 2: Check Their Insurance (5 minutes)

Ask for proof of insurance. You want to see:

• General liability of at least $1 million.
• Workers' compensation for all employees.
• The company name as the insured, not a personal name.

If they hold back, or send you something that looks fake, that is your answer.

Step 3: Check That They Are Real (5 minutes)

Search their business name and address. Look for:

• A real address, not a PO box.
• The same phone number across listings.
• A website that has been up for more than two years.

A contractor with no steady footprint is hard to track down if something goes wrong.

Step 4: Read Reviews With a Sharp Eye (10 minutes)

Do not just look at the star average. Read the 3-star reviews. They are the most honest.

Look for patterns:

• "Started strong, then stopped answering" is a red flag.
• "Took longer than they said, but the work was good" is normal.
• "Showed up when they said they would" is a green flag.

Skip the 5-star fluff. Skip the 1-star revenge reviews too.

Step 5: Call 2 References (5 minutes)

Ask for two recent customer references. Then actually call them.

Ask:

• Did the job finish on time and on budget?
• How did they handle changes to the work?
• Would you hire them again?
• Is there anything you wish you had known before you signed?

If a contractor will not give you references, that tells you something too.

Bottom Line

Thirty minutes of homework saves six months of regret.

Most contractors are honest pros. They will happily answer all of these. The ones who push back or get defensive are telling you what kind of job you would be signing up for.