Hiring the wrong general contractor is one of the most expensive mistakes a homeowner can make. Seattle's active remodeling market means both excellent contractors and poor ones are competing for your business — and their bids can look remarkably similar on paper. These ten questions separate contractors who will protect your investment from those who will cost you more than you bargained for.
1. Are You Licensed with Washington State L&I?
Washington State requires all general contractors to be registered with the Department of Labor & Industries. The registration database is publicly searchable at lni.wa.gov. A valid registration means the contractor has met bonding and insurance minimums. Verify the exact license number on every bid — not just 'licensed and insured' as a claim. Unlicensed contractor work is not covered by homeowners insurance if something goes wrong.
2. What Are Your Insurance Coverage Limits?
Ask for a Certificate of Insurance showing: general liability coverage (minimum $1,000,000 per occurrence for residential work of any significant scope), workers' compensation coverage for all employees, and completed operations coverage. The certificate should name your address as the project location and list you as an additional insured. If a contractor cannot produce a current certificate within 24 hours, proceed with caution.
3. Who Actually Does the Work — Employees or Subcontractors?
Most general contractors use a combination of their own crew and licensed subcontractors (plumbers, electricians, HVAC). Ask specifically: who will be on site daily? Who is the on-site supervisor? Are subcontractors licensed and insured? A good contractor should be able to name their key subcontractors and confirm their license status without hesitation.
4. Can You Show Me Three Recent Projects Similar to Mine?
Request references from projects completed in the past 18 months — not projects from five years ago — that are similar in scope and value to yours. Ask to see the finished work in person if possible. Call the references and ask specifically: Did the project finish on time? On budget? Were there surprises, and how were they handled? Would you hire them again?
5. How Do You Handle Change Orders?
Change orders are inevitable on any remodel of meaningful scope. The question is how they're handled. A reputable contractor has a clear written process: a change order form that identifies the change, the cost, and the schedule impact — signed by both parties before work proceeds. Any contractor who verbally approves changes without documentation is creating conditions for a billing dispute.
6. What Does Your Written Estimate Include — and Exclude?
A detailed written estimate should line-item every major cost category: demolition, framing, plumbing, electrical, finishes, permits, and project management. More importantly, ask what is explicitly NOT included. Common exclusions to watch for: permit fees, haul-away of existing materials, appliance installation, or 'allowances' that underestimate real material costs. An honest contractor itemizes everything.
7. What Is Your Payment Schedule?
Washington State law limits the initial deposit a contractor can require. Never pay more than 10% upfront, and avoid any contractor who demands 50% or more before work begins. A standard schedule for a mid-size project: 10% at contract signing, 25% at project start (materials ordered), 25% at rough-in completion, 25% at substantial completion, and 15% at final walkthrough and punch list completion.
8. Do You Pull Your Own Permits?
Any contractor who asks you to pull an 'owner-builder' permit for work they will be doing should be a red flag. Owner-builder permits transfer legal liability for code compliance from the contractor to you — and are specifically prohibited for work being performed by a contractor under Washington State law. Your contractor should pull permits under their license number.
9. What Is Your Warranty on Workmanship?
Washington State law provides a two-year implied warranty on construction work — but a written workmanship warranty from the contractor provides clearer terms for enforcement. Ask what the warranty covers (labor and installation defects vs. material failures), how long it runs, and what the process is for a warranty claim. A contractor who hesitates at this question is telling you something.
10. How Will We Communicate During the Project?
Communication quality is the number-one predictor of homeowner satisfaction on a remodeling project — above budget, above schedule, above finish quality. Ask: Who is my primary contact? How often will I receive updates? What is the protocol when you encounter something unexpected? A contractor who gives clear, specific answers to this question will almost always deliver a better experience than one who seems to treat it as irrelevant.