Guide33°46′ N · 118°22′ W
Choose the contractor as carefully as the design.
The builder you choose shapes the cost, the schedule and how the finished house feels. These ten checks apply to any contractor, including us.
The checklist
Ten things to check
1. A current California licence
Look the licence up on the Contractors State License Board (CSLB) website and confirm it is active and in the right classification for your project.
2. Bond and insurance
California contractors carry a $25,000 licence bond. Ask for proof of general liability and of workers' compensation insurance for anyone who works on your property.
3. Local experience
Ask for projects in your city. Approval paths in Palos Verdes Estates, Rolling Hills and Rancho Palos Verdes each differ, and experience shortens them.
4. References you can call
Speak to recent clients about communication, schedule and how problems were handled.
5. A written contract
California requires home improvement contracts over $500 to be in writing, with the scope, price, schedule and payment terms spelled out.
6. A legal down payment
For home improvement work, the down payment can be no more than $1,000 or 10% of the contract price, whichever is less.
7. Payments tied to progress
After the deposit, pay for work completed, not ahead of it.
8. Your right to cancel
For many contracts signed at home, California gives you three business days to cancel. The contract should explain this.
9. How changes are handled
Agree in writing how change orders are priced and approved before work starts.
10. Who pulls the permits
Your contractor should obtain the permits and schedule inspections. Be wary of anyone who suggests skipping them.
Comparing bids
Compare scope and schedule, not just the total.
Two bids that look far apart often describe different projects. Line them up item by item: allowances for finishes, site work, permits and fees, and the schedule each one assumes. A realistic schedule includes the city's review time. On the Peninsula that is typically 14 to 20 weeks before construction can start, depending on the city.
The lowest bid with a missing line is rarely the cheapest project.
- Same scope, same allowances in every bid
- Permits, fees and site work shown separately
- A schedule that includes city review
- A clear change-order process
Common questions
Hiring questions
How many bids should I get?
Two or three detailed bids on the same drawings is usually enough to see the market. More than that tends to compare guesses rather than proposals.
Where can I check a contractor?
The CSLB website shows licence status, classification, bond and any public complaints or disciplinary actions.
What is your licence number?
CSLB #1130785. You are welcome to look it up.
Next
Start with a clear scope.
The readiness and scope tools help you go into any bid conversation with a defined project.