25 Questions to Ask Your Home Addition Contractor

Are you licensed in this state, and can I verify your license number today?

Most states require general contractors to be licensed. An unlicensed contractor leaves you with no recourse if work fails. Verify the number on your state contractor board website.

Do you carry general liability and workers' compensation insurance? Can I get a certificate of insurance naming me as an additional insured?

Without this, you're liable if a worker is injured on your property. The certificate should be current — check the expiration date.

How many home additions of this type have you completed in the last 3 years?

General experience isn't enough. A kitchen extension has different structural requirements than a second story. You want a contractor who has done your specific type multiple times.

Can I visit or contact 2–3 past clients who had additions similar to mine?

References provided by the contractor are pre-screened. Ask to drive by a completed job and knock on the door. Real clients give unfiltered feedback.

Will you be the one managing this project day-to-day, or does a site supervisor handle it?

Many GCs sign the contract then hand off to a project manager you've never met. Know who your actual point of contact is before work starts.

Which parts of this project will be subcontracted out, and can I see their licenses and insurance?

GCs regularly sub out electrical, plumbing, and HVAC work. Each sub should be licensed and insured independently.

Do you use the same subcontractors on every project, or do you shop around?

Established relationships with subs usually mean tighter scheduling and quality control. "Whoever's cheapest" sometimes means unfamiliar crews.

Who is responsible if a subcontractor causes damage or does work that fails inspection?

The answer should be "we are." If they deflect to the sub, walk away.

Will you pull all required permits, and are permit fees included in your bid?

Unpermitted work is your problem at resale — not the contractor's. Confirm permits are included, and watch for bids that exclude permit fees to appear cheaper.

What happens if the project fails a municipal inspection?

Failed inspections require tear-out and redo at the contractor's expense if caused by their work. Get this in writing.

Have you built additions in this specific municipality before? Are you familiar with local code requirements?

Local codes vary significantly. A contractor who knows your city's inspectors and quirks will move faster and smoother than one learning on your dime.

What is the project start date and the projected completion date? What are the milestones?

Vague timelines ("sometime this spring") are a red flag. You want specific milestone dates that trigger payment — not just a completion estimate.

How many other projects will you be running while working on mine?

Contractors spread thin across too many jobs often cause delays. If they're managing 6 jobs and yours is the smallest, you may get skipped on slow weeks.

Who do I call if something goes wrong, and what is your expected response time?

Get a specific name and cell number, not a general office number. Set expectations for emergency vs. routine communication before work starts.

How do you handle change orders? Do you require written approval before proceeding?

Verbal change orders lead to disputes. Any scope change should be documented in writing with cost and timeline impact before work begins.

What is your payment schedule, and what percentage do you require upfront?

A legitimate contractor rarely needs more than 10% upfront. Deposits over 30–40% of total cost are a red flag. Tie all payments to completed milestones.

Does your contract include a lien waiver clause for subcontractors?

If you pay your GC but they don't pay their subs, those subs can file a mechanic's lien against your home. Lien waivers protect you.

What is your warranty on workmanship? Is it in writing?

Industry standard is 1 year on workmanship, but get it in writing. Verbal warranties are unenforceable.

What are the terms for dispute resolution if we disagree on something?

Arbitration clauses can limit your legal options. Know what you're agreeing to before you sign.

Are specific materials and brands listed in your bid, or are there substitution rights?

A low bid that lists "or equivalent" on every material can switch to cheaper products after signing. Specify brands and grades for major items.

What is your process for material delivery and storage on-site?

Lumber left exposed to weather warps. Materials stored improperly get stolen. Ask about their site security and material handling practices.

How will you protect the existing structure during construction?

Weather intrusion, dust, and vibration can damage your existing home during an addition. Get specifics on barriers, tarps, and daily cleanup routines.

Is the price significantly lower than the other bids you received?

If a bid is 20%+ below the others with the same scope, something is usually missing. Either the contractor plans to cut corners, or there's a scope misunderstanding that will surface as change orders.

Does the contractor pressure you to decide immediately or start without a signed contract?

Legitimate contractors don't rush you. High-pressure tactics are a sign of desperation or a scam.