How to Choose a Contractor and Not Fall for the Trap
12 Must-Ask Questions · 8 Red Flags · SF-Specific Tips
✓ Must-Ask Questions Before You Sign
Are you licensed in California?Ask for their CSLB license number and verify at cslb.ca.gov. Any legit contractor will give this instantly.
Do you carry general liability + workers' comp insurance?Ask for a certificate of insurance. Minimum $1M liability. Without this, YOU are liable if a worker gets hurt on your property.
Can you provide 3 recent references in SF or Marin?Not just names — actual phone numbers of past clients you can call. Ask them: "Would you hire them again?"
Who will be on-site daily?Some contractors win the bid then hand off to a subcontractor you've never met. Know who's actually running your job.
What does your payment schedule look like?Never pay more than 10% upfront (California law). A fair schedule ties payments to completed milestones.
🚩 Red Flags — Walk Away If You See These
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They ask for more than 10% upfrontCalifornia law caps initial deposits at 10% or $1,000 — whichever is less. More than that is illegal and a serious warning sign.
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No written contract — "let's just shake on it"Every legitimate contractor works from a written contract. Verbal agreements are unenforceable and almost always end badly.
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They say you don't need a permitAlmost every structural, electrical, or plumbing change in SF requires a permit. A contractor who skips permits is protecting themselves, not you.
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