Everything you need to hire the right contractor, protect your budget, and get permits done right — the first time.
Any licensed contractor must give you their license number on the spot. Verify it at cslb.ca.gov in under 60 seconds. If they hesitate, walk away.
Require a minimum of $1M per occurrence, $2M aggregate. Ask for the certificate of insurance naming you as an additional insured before work begins.
A licensed contractor is legally responsible for permits. If a contractor suggests skipping permits to "save money," that is a red flag and exposes you to serious legal and financial risk.
Verbal agreements and "ballpark" estimates are not contracts. Insist on a detailed written contract before any deposit is paid.
You should have a single, named project manager reachable by phone and text during business hours. "You can call the office" is not an acceptable answer.
Ask specifically for references from projects of similar scope and budget. Call them. Ask about timeline, budget accuracy, and communication.
A reputable contractor offers a minimum one-year workmanship warranty. Get it in writing as part of the contract — not as a verbal promise after the fact.
California's official contractor licensing board website. It's free and takes no login.
You can also search by business name. The contractor must provide their number by law — if they won't, stop there.
The license should show "Active." The classification (e.g., B — General Building) should match the work being done. Any disciplinary actions are a disqualifying red flag.
The name and license number on your contract must exactly match the CSLB record. Discrepancies can void your legal protections.
Your contract should state a fixed total price — not a cost-plus arrangement where the contractor is reimbursed for expenses plus a percentage fee. Cost-plus gives the contractor zero incentive to control costs.
Any change to scope, materials, or price must be approved in writing by both parties before work proceeds. Verbal change approvals are how budgets double.
Payments should be tied to specific, verifiable milestones — not calendar dates. Never pay more than 10% or $1,000 (whichever is less) as a deposit under California law.
Require signed lien waivers from all subcontractors and material suppliers before releasing final payment. Without these, a sub you've never met can place a lien on your property even after you've paid the GC in full.
The contract should specify mediation as the first step before arbitration or litigation. This protects both parties and avoids costly court proceedings over solvable disagreements.
Any structural work, electrical panel upgrades, new plumbing lines, HVAC modifications, room additions, ADU construction, and most kitchen or bathroom remodels require permits in Greater LA and Orange County cities.
Unpermitted work can void your homeowner's insurance claim, trigger stop-work orders, require demolition and redo at your expense, and must be disclosed — or remediated — when you sell.
Most LA and OC cities have online permit portals. Search your address to see what permits were pulled — and closed — on the property. Open permits are a buyer's due-diligence red flag.
Simple permits (electrical, plumbing): 1–2 weeks. Kitchen/bath remodel: 2–6 weeks. Room additions: 6–12 weeks. ADU: 3–6 months depending on city. Plan accordingly.
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