Questions to Ask a Contractor Before Signing Anything

By the time a contract lands in front of you, the charming sales conversation is over and the fine print is in charge. The interview stage is your leverage — use it, because once a contract is signed, every clarification becomes a negotiation. These are the questions to ask a contractor before you sign anything, along with the answers a professional should give without flinching. Any hesitation on the basics is information.

Licensing, Insurance, and Accountability

"What is your Florida license number, and can I verify it?" A professional gives it instantly — ours is CRC 1335930 — and encourages you to check it on the state DBPR site. Evasion here ends the conversation.

"Can your insurer send me certificates directly?" General liability and workers' compensation certificates should come from the insurance agent, not as a PDF forwarded by the contractor. This is standard practice, not an insult.

"Who is legally responsible for this project — you or a subcontractor?" You want the company you're paying to hold the contract, pull the permits, and own the outcome.

Experience and Fit

"How many projects like mine have you completed in the last three years?" Similar scope, similar budget class, similar homes. Ask to see them — a genuine portfolio with addresses-level specifics beats a photo reel. For specialized work like a kitchen remodel or a structural addition, type-specific experience matters enormously.

"Can I speak with three past clients — including one whose project hit problems?" Every real contractor has had a project go sideways. What you're buying is how they behave when it does.

Process, Schedule, and Communication

"Who runs my job day to day, and how often are they on site?" Get a name, not a shrug. Then ask how you'll communicate: weekly meetings, a project management app, a single point of contact?

"What does your schedule look like, and how do you handle delays?" A pro talks in milestones, lead times for materials, and inspection windows — and is honest that permitting and weather in South Florida add real time. Fantasy schedules are a red flag dressed as good news.

"Who pulls the permits?" The only right answer: the contractor, under their license. A contractor who asks you to pull an owner's permit is shifting liability for their own work onto you.

Money Questions That Protect You

1. "Is this a fixed-price or cost-plus contract, and what exactly is included?" Either model can work; ambiguity can't.
2. "What are the allowances, and are they realistic?" Lowball allowances are how low bids are manufactured.
3. "What is the payment schedule?" Payments should follow completed work — modest deposit, milestone draws, meaningful final payment at completion.
4. "How are change orders priced and approved?" In writing, with cost and schedule impact, before the work happens.
5. "Will you provide lien releases with each payment?" In Florida, this protects you from paying twice if a supplier or sub goes unpaid.

Warranty and What Happens After

"What is your workmanship warranty, in writing?" Ask what's covered, for how long, and how warranty calls are handled. Then ask the quiet question: "Will your company still answer the phone next year?" Longevity, an office you can visit, and a real local presence all matter — this is a relationship, not a transaction. It's also fair to ask why you should choose them at all; a confident firm has a real answer, like the ones on our why choose us page.

Listen for How They Answer

Beyond the content, watch the manner. Professionals welcome scrutiny because their paperwork is in order; they answer precisely, put things in writing, and never pressure you to sign today for a "special price." If you feel rushed at the interview, imagine the change-order conversation in month three. Take notes during each meeting and compare candidates on the same questions — patterns emerge quickly when answers sit side by side. More homeowner guidance lives in our FAQ and across our home remodeling resources.

Work With Xpert Construction Group

Ask us every question on this list — we'd be disappointed if you didn't. Xpert Construction Group is a Florida licensed and insured design-build contractor (CRC 1335930) with 25+ years of combined experience. Contact us for a free consultation and straight answers.