Verify state license independently. Look it up yourself at
sos.ga.gov (Georgia) or
myfloridalicense.com (Florida). Confirm the license is active, in good standing, and matches the entity name on your contract.
Confirm insurance directly with the insurer. Call the insurance company listed on the certificate. Verify both general liability (minimum $1M) and workers’ compensation are current. A photocopy of a COI can be expired or fraudulent.
Get three detailed written estimates. Each should be a line-item breakdown — not a lump sum. Confirm all three contractors are pricing the same scope, materials, and quality tier before comparing numbers.
Check references from recent, similar projects. Ask for 3–5 references from the last 12 months. Actually call them. Ask about communication, timeline accuracy, budget adherence, and how change orders were handled.
Review the contract thoroughly. It should specify: detailed scope, all material selections and grades, total price with payment schedule, start and completion dates, change order process, warranty terms, and dispute resolution.
Verify milestone-based payment structure. Never pay more than 10–15% upfront. Payments tied to completed phases (demo complete, rough-in complete, cabinets installed). Final 10–15% held until punch list is resolved.
Meet your project manager. On larger projects, the salesperson and PM are different people. The PM determines whether your project runs smoothly. Meet them before signing.
Check for complaints and legal actions. Search on the
BBB, county court records, and the state licensing board for disciplinary actions. A single complaint isn’t disqualifying, but a pattern is.
Confirm permit responsibility. Your contract should state that the contractor pulls all required permits and schedules all inspections. If they suggest skipping permits to save money, walk away immediately.
Get the warranty in writing. Reputable contractors offer 1–2 year workmanship warranties. Confirm what’s covered, what’s excluded, and the process for making a warranty claim. Verbal promises are worthless.
Red Flags to Watch For
Any of these should give you serious pause: demanding more than 25% upfront, being unable to provide a physical business address, reluctance to provide license or insurance documentation, pressuring you to sign immediately with a “today only” price, suggesting you skip permits, submitting a vague lump-sum bid instead of detailed line items, or being unable to provide references from the last six months.
How to Compare Bids
Create a spreadsheet with each line item down the left column and each contractor across the top. Compare materials (same brand and grade?), labor rates, permit costs, what’s included vs. excluded, timeline, and payment terms. The lowest total means nothing if one bid excludes permits, uses stock cabinets instead of semi-custom, or doesn’t include a dumpster. The National Association of the Remodeling Industry offers homeowner resources for evaluating contractor qualifications.