Contractor Vetting

Step 1 — Get 3 quotes (always)

For any job over $500, get THREE estimates in writing. Three quotes will be:

• Low (sometimes the scammer)
• Reasonable (often the right pick)
• High (sometimes a real expert worth it)

Don\'t go with the cheapest reflexively. Don\'t go with the priciest. Go with the most-trusted.

Step 2 — Find candidates

• Word of mouth — ask 3 neighbors who they\'ve used. Best signal.
• Nextdoor (free app) — neighbors post recommendations. Filter by your neighborhood.
• Yelp — real reviews. Look at photos and 3-star reviews (most balanced).
• Better Business Bureau (BBB) — bbb.org. Look for "A" or higher rating, few complaints, "Accredited Business" status.
• Angi (formerly Angie\'s List) — pre-vetted contractors. Free for members.
• HomeAdvisor / Thumbtack — fast quotes. Lower screening — verify the contractor yourself.
• Local trade associations — local chapters of Master Plumbers, NARI (remodelers).

Step 3 — Check the contractor

1. License: Search "[your state] contractor license lookup". Confirm it\'s active and not expired.
2. Insurance: Ask for proof of general liability ($1M minimum) and workers comp. Real contractors will email a "Certificate of Insurance" (COI) without hesitation.
3. References: Ask for 3 recent customers. CALL them. Ask "Was the work done on time? On budget? Would you hire them again?"
4. Reviews: Read the 1-star and 3-star reviews specifically. 5-star reviews are easy; the bad ones reveal patterns.
5. BBB: Search company name. Are there many complaints? Were they resolved?
6. Lawsuits: Quick Google search "[company name] lawsuit" or "[company name] complaint" — sometimes shocking.

Red flags during the meeting

• Demands cash only.
• Pushes you to sign today.
• Wants more than 30% upfront. Standard is 10-20% for materials.
• No written contract, just a handshake.
• Vague timeline, vague prices.
• "My usual roofer is sick, but I can do it" (subcontracting to who-knows).
• Won\'t pull permits — usually because they\'re not licensed for that work.
• Pressure not to call the city or get permits.

Once you\'ve picked one

1. Get a written contract. Read every line.
2. Specify materials, brands, model numbers — not "high quality flooring".
3. Specify start and end dates.
4. Specify payment schedule. "10% down, 40% at midpoint, 50% on completion" is typical.
5. Pay with credit card or check, never cash. Reverses if needed.
6. Don\'t pay the final installment until the job is done AND you\'ve walked through.