Honest red flags from a local contractor — what to ask, what to verify, and warning signs to walk away from.
Choosing the wrong remodeling contractor can cost you tens of thousands — in actual money lost, in damage to your home, in months of stress, and in the cost of hiring a second contractor to fix the first one's mistakes. This guide is what to look for and what to avoid.
Standard deposit is 25-50% to cover materials and initial labor. If a contractor wants 70%+ upfront, they're either struggling financially or planning to disappear. Walk away.
"Handshake deal" sounds friendly. It's actually how you lose your deposit with no recourse. Always demand a written contract with scope, timeline, payment schedule, and warranty.
In Texas, contractors don't need state license but must carry liability insurance. Ask for proof of insurance certificate. If they refuse or stall, walk away.
Reputable contractors take check, ACH, Zelle, credit card. Cash-only signals tax fraud and means you have no paper trail if anything goes wrong.
If 3 contractors bid $25K, $26K, $14K — the lowest is dangerous. Either they're going to cut corners (waterproofing, materials, code), or they'll hit you with surprise change orders.
Real contractors are proud of their work. They give you 3-5 recent client names + addresses you can drive by. If they only provide vague testimonials, walk away.
Quality contractors don't use car-dealership tactics. If they say "this price is only good today" — it's manipulation, not reality.
"We're a national franchise" or PO box only. Local contractors with skin in the game have local offices, work trucks with logos, and reputation that can be verified.
Modern contractors should have 20+ verified Google reviews minimum. No reviews = either new or hiding. Lots of negative reviews = obvious avoid.
If you ask "do you pull permits?" and they say "no, we don't need to" or "you can save money skipping permits" — they're cutting corners that will cost you when you sell.
Itemized line items. Specific materials. Specific labor. Clear timeline. Not "$15,000 for bathroom remodel" — that's not an estimate, that's a guess.
20+ Google reviews with 4.7+ rating. Recent reviews (within 6 months). Real client names and project descriptions.
For mid-tier projects ($10K-$50K), the owner should be involved in estimate and quality checks. If you only meet salespeople, the owner is too busy to care about your project.
1-year workmanship warranty minimum. Provided in writing at project completion. Not "we'll come back if there's a problem" — actual document.
"We'll install premium tile" is vague. "We'll install Daltile Exotica 12x24 porcelain" is specific. Specific contractors deliver specific results.
Before/after photos from real projects, not stock photos. Bonus: photos with the homeowner's testimonial attached.
If you ask a question and they say "great question — let me check and get back to you" — that's a sign of integrity. Contractors who pretend to know everything are dangerous.
