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The homeowner's
contractor verification guide.

A 7-step checklist every homeowner should complete before signing a contract or handing over a deposit. Free, no account needed.

The complete contractor verification guide

Complete all 7 steps before signing anything. Each takes 5 minutes or less.

Verify the contractor's license

Takes 5 minutes · Most important step

›

Every state has a publicly searchable contractor license database. Look up the contractor's license number to confirm it's active, hasn't expired, and covers the type of work they're doing.

🔗 Find your state's licensing board:

Florida — MyFloridaLicense.com

California — cslb.ca.gov

Texas — tdlr.texas.gov

Arizona — roc.az.gov

Washington — lni.wa.gov

Nevada — nevadacontractors.org

North Carolina — nclbgc.org

South Carolina — llronline.com

These are examples only. If your state is not listed, search Google for "[your state] contractor license lookup" to find your official state licensing board.

✓ What to confirm:
Status = Active · Expiration date is in the future · License type matches your project · No disciplinary actions or complaints on file

🚩 Red flags: Expired license · License type doesn't match project · Suspended or revoked status · Refuses to provide license number

Verify liability insurance

Protects your property if something is damaged

›

Ask the contractor for a Certificate of Insurance (COI). This is a standard document any legitimate contractor can provide immediately. Call the insurance company directly to verify the policy is current — don't just trust the paper.

✓ What to confirm:
Minimum $1,000,000 per occurrence coverage · Policy is current (not expired) · Your property address is listed or can be added · Call the insurer to verify: "Is policy [number] for [contractor name] currently active?"

🚩 Red flags: Refuses to provide COI · Coverage under $500K · Policy expired · Can't reach the insurance company to verify

Verify workers' compensation

Protects you if a worker is injured on your property

›

Without workers' comp coverage, homeowners may face significant financial exposure if a worker is injured on their property. This is one of the most important — and most overlooked — considerations when hiring a contractor.

✓ What to confirm:
Request workers' comp certificate before work begins · Coverage must be active for the duration of your project · Solo operators may be legally exempt — confirm this in writing

🚩 Red flags: No workers' comp with multiple employees · Expired coverage · "We don't need it" with no legal exemption documented

Check BBB and online reviews

Find complaints other homeowners have filed

›

The Better Business Bureau keeps records of complaints filed against contractors, including how they were resolved. Google reviews, Nextdoor, and Yelp show real homeowner experiences. Use the search above to find this information automatically.

🔍 Where to search:

Better Business Bureau — bbb.org Google — search "[contractor name] reviews complaints [city]" Yelp — yelp.com Nextdoor — ask neighbors who've used them

✓ Good signs: A+ or A BBB rating · Mostly 4-5 star reviews · Complaints that were resolved · Long track record in your area

🚩 Red flags: Multiple unresolved BBB complaints · Pattern of "took money and disappeared" reviews · No online presence at all · Company name changed recently

Verify business registration

Confirm the company legally exists in your state

›

Search your state's Secretary of State business database to confirm the contractor's business is legally registered, active, and hasn't been dissolved or revoked.

🔗 Secretary of State business search:

Florida — SunBiz.org California — BizFile Texas — SOS Direct Other states — Google search

🚩 Red flags: Business not found · Status shows Dissolved or Revoked · Business registered very recently (under 1 year) · Name on quote doesn't match registered name

Check for court records and liens

Find lawsuits, judgments, and unpaid subcontractors

›

If a contractor doesn't pay their subcontractors or suppliers, mechanic's liens could potentially be placed on your home. Searching for lien and court records before hiring is a good precaution.

🔍 How to check:

• Google: "[contractor name] lawsuit [state]"
• Google: "[contractor name] court judgment [city]"
• Check your county clerk's website for lien records
• Search PACER (pacer.gov) for federal court records

🚩 Red flags: Multiple lawsuits from homeowners · Mechanic's liens filed by suppliers · Judgments for unpaid work · Bankruptcy filings

Call references

The most underused — and most revealing — step

›

Ask for 3 references from jobs completed in the last 12 months — similar in scope and value to yours. Most homeowners never call. The ones who do almost always learn something important.

📞 Questions to ask every reference:

1. Did the project finish on time and on budget?

2. Were there any change orders? Were they explained clearly?

3. How did the contractor handle problems when they came up?

4. Was the job site kept clean and safe?

5. Would you hire them again?

6. Was the final result what you expected from the quote?

🚩 Red flags: Refuses to provide references · All references seem scripted or vague · Can only provide references from years ago · References for different types of work than yours

⚠ This guide provides general educational information. Requirements vary by state and jurisdiction. Verify all licensing, insurance, and permit requirements with your local authorities before hiring.

Ready to compare quotes? Use everything you just learned to evaluate your contractor bids with confidence.

What should your
project cost?

Enter your project details and get a cost estimate with a full breakdown — before you ever talk to a contractor.

Project type

Your zip code

5-digit US zip code — used to price your estimate accurately for your local market

Size / area (sq ft)

Home age (approx. year built)

Describe your project (materials, scope, special requirements)

Quality level

Home type

Calculating your estimate...

Do you need a permit
for your project?

Enter your project type and location — we'll tell you what permits are required, who pulls them, typical costs, and what happens if you skip them.

Project type

Your zip code

Project value (approx.)

Property type

Additional details (optional — helps us be more specific)

Checking permit requirements...

Know before you
hire anyone.

Everything a homeowner needs to understand before signing a contractor agreement — insurance, red flags, payment structures, and how to protect yourself.

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Your state-specific protections

Enter your state for laws specific to where you live

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Credentials to verify before hiring

Always confirm these before signing anything

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State contractor license

Most states require a license for projects over $500–$1,000. Ask for the contractor's license number and verify it on your state's official licensing board website. Use the License Guide tab for help verifying your contractor. Always confirm the license is active, not expired, and covers your type of project.

Never skip this

🛡️

General liability insurance

Protects your property if the contractor causes damage during the job. Ask for a Certificate of Insurance (COI) naming you as the certificate holder. Minimum $1M per occurrence for most home projects. Call the insurer to verify it's current.

Always required

👷

Workers' compensation insurance

Covers workers injured on your property. Without it, homeowners may face significant financial exposure if a worker gets hurt on the job site. Most states require workers' comp for contractors with employees — but thresholds vary. Consider requesting a certificate of workers' comp coverage before work begins.

Critical in Florida

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Business registration

Verify the company is a registered business entity in your state. Search your state's Secretary of State website (e.g. SunBiz.org in Florida, SOS.ca.gov in California). A registered business provides accountability and legal recourse if issues arise after the job is done.

Recommended

💵

Understanding payment structures

How and when you pay matters as much as how much you pay

✓ Healthy payment structure

Deposit at signing10–30%

At project milestone(s)30–40%

At substantial completion20–30%

Final — after punch list10–15%

Keeps the contractor motivated to finish. You retain leverage until the work meets your standard.

⚠ Red flag payment requests

Large upfront deposit>50%

Cash only / no receipt🚩

Full payment before start🚩

No written contract🚩

These patterns are common in contractor scams and "storm chaser" situations. Walk away.

💡 Always pay by check or credit card — never cash. A credit card gives you chargeback rights if the contractor disappears or does shoddy work. Keep every receipt.

📝

What every contract must include

If it's not in writing, it doesn't exist

Full scope of work — detailed description of every task, not just "remodel bathroom"

Materials specified — brand, model, grade, and quantity of all key materials

Start and completion dates — with a penalty clause for delays if the project is large

Payment schedule — tied to milestones, not arbitrary dates

Permit responsibility — who pulls and pays for permits

Change order process — how changes to scope are approved and priced

Cleanup and debris removal — who is responsible and when it happens

Workmanship warranty — length, what it covers, and how to make a claim

Contractor license number — must appear on the written contract in Florida

Dispute resolution — how disagreements are handled (mediation, arbitration)

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Red flags — walk away if you see these

Trust your instincts. Legitimate contractors don't pressure or rush you.

🚩

No physical address or only a PO box — legitimate contractors have a verifiable business location.

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Cannot provide proof of insurance — any hesitation here is a dealbreaker.

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Unsolicited door-to-door after a storm — "storm chasers" prey on storm victims. Always verify before engaging.

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Demands large cash deposit upfront — a classic vanishing contractor pattern.

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Pressure to sign immediately — "this price is only good today" is a manipulation tactic.

⚠️

Significantly lowest bid — if one quote is 30%+ below the others, something is being excluded or cut.

⚠️

No written contract offered — verbal agreements are nearly impossible to enforce.

⚠️

Vague material specs — "quality materials" or "standard shingles" is not a specification.

⚠️

Reluctant to pull permits — "we don't need a permit for this" is almost always wrong and protects the contractor, not you.

⚖️

Your rights as a homeowner

Federal and state law provide consumer protections — these apply in most states

3-day right of rescission — under the FTC's Cooling-Off Rule, contracts over $25 signed in your home can be cancelled within 3 business days in most states. Get any cancellation in writing and send it via certified mail.

State recovery funds — many states operate contractor recovery funds that compensate homeowners defrauded by licensed contractors. Florida's CIRF covers up to $50,000. California, Virginia, and others have similar funds. Check your state contractor licensing board website for details — another reason to always verify the license.

Lien rights — subcontractors and suppliers can place a lien on your home even if you already paid the general contractor. Consider requesting a lien waiver from the contractor and any major subs before making final payment.

File a complaint — licensed contractors can be reported to your state's licensing board. For unlicensed contractor activity, contact your state Attorney General's consumer protection office. In Florida, call the DBPR unlicensed activity hotline at 1-866-532-1440. Use the License Guide tab for state board information.

Final inspection rights — you have the right to walk the job with the contractor before making final payment. Document everything with photos and create a written punch list of any incomplete or unsatisfactory work.

Ready to compare quotes? Use everything you just learned to evaluate your contractor bids.

Find licensed contractors
in your area.

Tell us your project and location — we'll identify the right license types for your area and link you to the official state licensing database to find verified, licensed contractors near you.

Project type

Your zip code

Search radius

Finding licensed contractors in your area...

Review your contract
before you commit.

Upload your contract and we'll help identify potential gaps and items worth a closer look.

~30 second review

Free for all users

Never stored or shared

What we check

✓Payment terms

✓Scope of work

✓Completion dates

✓Warranty language

✓Potential missing clauses

Add your contract

Project details

Get your review

Contract Your agreement

📄

Click to upload or drag & drop

PDF, JPG, PNG — up to 20MB · Photos of paper contracts welcome

🔒

Your contract is never stored or shared

⚡

Review takes about 30 seconds

📋

Free for all users — no account needed

⚖️

What we check

Payment terms, scope of work clarity, material specifications, warranty language, completion dates, dispute resolution, lien waivers, and permit responsibilities.

🚩

Common red flags

Vague scope, no completion date, excessive upfront payment, material substitution clauses, no written warranty, and missing lien waiver requirements.

📋

What to add

We generate specific language you can ask your contractor to add — not generic advice, but actual text ready to use.

⚠️

Important note

This is AI-assisted general information to help you ask better questions — not legal advice. Quotect is not a law firm. If you have specific legal questions, consult a licensed attorney.

The homeowner'scontractor verification guide.

What should yourproject cost?

Do you need a permitfor your project?

Know before youhire anyone.

Find licensed contractorsin your area.

Review your contractbefore you commit.

The homeowner's
contractor verification guide.

What should your
project cost?

Do you need a permit
for your project?

Know before you
hire anyone.

Find licensed contractors
in your area.

Review your contract
before you commit.