"Are you licensed as a general contractor in this state, and can I verify it?"

Why it matters: General contractor licensing requirements vary by state. In some states, any contractor can call themselves a GC without a license.

"Do you carry general liability and workers compensation insurance? Can I see the certificates?"

Why it matters: If a worker is injured on your property without workers comp coverage, you can be held liable. If the contractor damages your home or adjacent property without liability insurance, you may have no recourse.

"What are the names of your primary subcontractors, and can I contact them?"

Why it matters: Responsible GCs work with vetted, established subs. Being able to contact the subs and verify their license and insurance separately is a sign of a GC who is confident in their team.

"Who will be on-site managing the project day-to-day?"

Why it matters: Some GCs are owner-operators who are on-site. Others are project managers who are rarely there.

"How do you handle changes to the original scope?"

Why it matters: Change orders are how scope creep becomes budget overruns. Legitimate change orders are in writing, describe the additional work, specify the cost, and require your signature before work proceeds.

"Can you provide three references from projects of similar scope completed in the last two years?"

Why it matters: References should be from similar-scale projects (not a $5,000 deck if you are doing a $150,000 addition) and should be recent. Call the references.

"How do you handle permits and inspections?"

Why it matters: The GC should pull all required permits and coordinate all required inspections. This is part of their job.

"What is your payment schedule, and do you require lien waivers from subcontractors?"

Why it matters: Mechanic's liens are legal claims that subcontractors and suppliers can place on your property if they are not paid. Even if you pay the GC, if the GC does not pay the subs, the subs can lien your home.

"What is your warranty on construction work?"

Why it matters: Most state statutes require at least a one-year warranty on workmanship from contractors. Many good GCs offer more.

"How do you handle cost overruns?"

Why it matters: Some GCs bid projects on a fixed-price basis (risk is on them if costs run over). Others bid cost-plus (risk is on you).

"What is your financial relationship with your suppliers?"

Why it matters: A GC with poor credit may have trouble getting materials on account. Suppliers who are not getting paid sometimes stop making deliveries, which stalls your project.

"What happens if there is a dispute?"

Why it matters: Contracts should specify a dispute resolution mechanism before things go wrong. Mediation or arbitration clauses are standard.