How to Find the Right General Contractor
In Pensacola and surrounding areas, we’ve recently heard stories of homeowners who have had bad experiences with general contractors. They have paid a general contractor for their services and either not gotten what was promised, or worse, no work was completed at all.
These situations have been alarming for Steve and me. Not only does malpractice hurt the entire industry, but the way we see it, hiring a team to work on your home is an act of sacred trust. You deserve someone who is going to deliver on their promises and keep you informed from start to finish. Anything less is simply not a quality general contractor.
To help you find the right person — regardless of whether you’re in Florida — I’m sharing the top questions you should ask your general contractor before hiring. I’ll include what to look for in the answers, how to spot red flags, and other important insights.
Question 1: Are you licensed and insured?
What to Expect: Your GC should have his license and insurance readily available. In Florida, or at least in the surrounding counties of Milton, general contractors and trades must register with the county, have a business license, and have insurance on file to obtain a work permit.
Red Flags: If they refuse to share their paperwork upon request, you may question the validity of their business. Also, if the GC you’ve hired cannot get a permit on their own, that may be a clue that they don’t have all the necessary credentials.
Question 2: Do you have reviews? May I speak to references?
What to Expect: Word of mouth is a powerful way to gauge a GC’s work. For example, if they had cheated someone out of thousands of dollars, there is probably a bad review out there. We recommend you check out Google and Facebook to see what they have been up to and what others are saying. (You can check out our Google reviews here.)
Speaking to References: Ask references things like, did they keep a tidy job site? Were they timely in their responses? Did they work well with the design team? Did they remove trash frequently? Did they cover furniture and protect the rest of the house from dust? This signifies someone who is organized and respects you and your home. Use common sense and talk with references until you feel comfortable trusting them with your investment and home.
Red Flags: When you can’t find information about the GC or their company online, that's a red flag that perhaps they don’t want people leaving reviews, so they don’t have an online presence. Or, if they have lots of negative reviews, take heed.
Question 3: What is your payment schedule & process?
What to Expect: The industry standard is that you should expect to pay a contractor promptly as the tasks are completed. You’ll be making smaller, more frequent payments because most contractors run their businesses on a cash basis. Subcontractors do not offer terms, so they expect to be paid when the labor is complete.
Red Flags: If your GC asks for a large deposit upfront (more than 10-15% of the total contract), proceed with caution. You should not be asked to put down a large deposit upfront to hold your place in line, get your project on their schedule, or secure labor and materials (more on this next).
Question 4: How do you handle purchasing materials?
What to Expect: By asking this question, you can quickly see whether or not you’re working with a financially healthy contractor. It’s normal for a contractor to ask for funds for materials before the project, especially if they need to order a significant amount of materials. Here’s what to expect to deposit or pay by category:
50% Deposit on custom cabinets or countertops
100% Deposit for custom items
100% for labor, promptly paid after work is completed
Red Flags: You may be headed into a sketchy situation if your GC asks for a materials deposit without a firm start date and delivery time for the materials. Especially don’t provide any funds without seeing and approving an invoice detailing what the funds are for.
Question 5: What’s the best communication method, and how often?
What to Expect: Your GC should have multiple ways to contact them for updates and information. It's normal to use texting, emails, and phone calls to keep in touch. If you’re unsure, just ask what their preferred method of communication is and how often they will update you. That said, we do recommend keeping texts and calls to reasonable business hours, unless there is an emergency. If your contractor asks you for a response needed to keep the project on track, do your best to be responsive in a timely manner.
Case in Point: Consistent and clear communication is a benefit to hiring a design-renovate firm. During a project we completed for an out-of-town client, we made weekly (sometimes more often) videos of the job site to keep everyone up to date. We took videos on our phones and sent them on Fridays as we cleaned up for the weekend. These 1-2 minute videos told the story of what had been completed and what was on the docket for the next week. The communication lines were open. The customer could see where her investment was going. We kept her trust while working from a distance.
Red Flags: As you’re starting the process with a GC and they are hard to reach or take days to respond, stay away. This pattern won’t improve as the project progresses, and that can be extremely frustrating.
Question 6: How do you manage your project job sites?
What to Expect: You should see the GC frequently at your job site, even if other trades are doing their portion of the project. He or she may not hang out all day, if, for example, the floors are being refinished, but you could expect him to drop in to check on things during the process.
Red Flags: If you don’t see them often on the site, or they tell you that they aren’t usually on site, this is a potential problem with management. Second, your materials should be on hand and ready to go. If not, your project’s timeline won’t move efficiently. Sure, there may be snags, but these can be handled more effectively when they are the exception, not the rule.
Question 7: Who will design my home?
What to Expect: Most general contractors will ask you to select things like flooring materials, countertops, tile, etc. Contractors are not designers. However, there are thousands and thousands of options, and it takes real practice to select materials that work together stylistically, fit your budget, and are good quality. You will want to choose a general contractor who either has an experienced interior designer in-house (like we do) or who is willing to work with your interior designer, if you want to find one independently.
Best Case Scenario: Hire a design-renovate firm, if you can. This means that you get a general contractor and an interior designer under one roof. We work well together (in our case, we’re married and business partners!), you only have to hire once, invoicing comes from one place, and communication is seamless. Discover the benefits of a design-renovate firm here.
Red Flags: If your contractor doesn’t have experience working with a designer, or isn’t willing to work with one, that’s a red flag. If they are trying to push their own vision instead of yours, it is very likely that you will end up with a home you don’t love. A general contractor’s role is to weigh in on the construction and follow the design plan.
Need support?
Asking questions and finding a trustworthy partnership is possible. If you’re in the Pensacola or Milton, Florida area, we'd love to chat. Book a complimentary Discovery Call, and we will be happy to answer all of the above questions for you, provide outstanding referrals, and help you design and renovate a home that brings you joy for years.
Until next time,
Sarah & Steve Abbott