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Before you even discuss your project details, verify these non-negotiables. In Washington state, any contractor working on projects that impact your home’s value must be registered with the Department of Labor and Industries. This isn’t optional.
Ask for their license number upfront and verify it online. A legitimate contractor will provide this immediately without hesitation. Also confirm they carry both liability insurance and workers’ compensation coverage. If someone gets hurt on your property or damages occur, you need protection.
The Washington State Department of Labor & Industries website lets you search contractor licenses by name or number. Look for active status and check if there are any complaints or violations listed. A clean record doesn’t guarantee perfect work, but a history of violations should raise immediate red flags.
For insurance verification, ask to see current certificates directly from their insurance company, not just a business card claiming they’re covered. The certificate should name you as an additional insured party for the duration of your project. This protects you if their coverage lapses or doesn’t cover your specific situation.
Don’t skip this step because you like the contractor personally or they gave you the lowest bid. Insurance claims from construction accidents can easily reach six figures, and without proper coverage, you could be held liable. One Seattle homeowner learned this the hard way when an uninsured contractor’s worker was injured during a kitchen renovation, resulting in a lawsuit that cost more than the entire project.
Smart contractors understand this verification process and will have their documentation ready. If someone seems annoyed by these requests or delays providing proof, that’s your first warning sign to keep looking.
Some warning signs are obvious, but others are subtle. Door-to-door solicitors offering to start work immediately should be avoided completely. Legitimate contractors with good reputations don’t need to hunt for work this way, especially in Seattle’s busy construction market.
Be wary of contractors who demand large upfront payments or want full payment before starting work. Standard practice is a small deposit to secure your spot in their schedule, with progress payments tied to completed milestones. Anyone asking for more than 10% down or wanting cash-only payments is likely running a cash flow problem or worse.
Pay attention to communication patterns during your initial interactions. Do they return calls promptly? Show up on time for appointments? Provide written estimates rather than verbal quotes? These small behaviors predict how they’ll handle your actual project. If they’re unreliable during the sales process when they’re trying to impress you, expect worse once they have your money.
Watch for contractors who can’t provide local references or seem evasive when you ask about recent projects. In Seattle’s tight-knit construction community, good contractors build relationships with suppliers, past clients, and other professionals. Someone who can’t demonstrate these connections may be new to the area, have a poor reputation, or be operating under a new business name to escape past problems.
Not all construction experience translates to your specific project type. A contractor who excels at commercial tenant improvements might struggle with residential additions that require different permits, design considerations, and homeowner communication skills.
Ask to see examples of additions similar to yours in size, complexity, and style. Better yet, request to speak with homeowners from recent projects. Good contractors are proud to share references and understand that past clients are their best marketing tool.
The best contractors think systematically about your project from start to finish. Ask how they handle permit applications, utility disconnections, material deliveries, and neighbor notifications. Their answers should demonstrate they’ve thought through these details before, not that they’re figuring it out as they go.
Inquire about their typical project timeline and how they communicate progress updates. Do they provide weekly check-ins? Send photos of work completed? Have a system for handling change orders or unexpected issues? Seattle’s permitting process can add weeks to projects, so contractors familiar with local requirements will build this into their schedules.
Ask about their subcontractor relationships. Quality general contractors work with the same trusted electricians, plumbers, and specialty trades repeatedly. This consistency leads to better coordination, fewer delays, and higher quality work. If they’re vague about who will actually perform the work or mention they’ll find subcontractors later, that’s a planning problem waiting to happen.
Request details about how they protect your home and family during construction. Will they set up dust barriers? Provide temporary access routes? Secure the work area each night? These considerations separate professional contractors from those who see your home as just another job site.
Extremely low bids often indicate corners will be cut somewhere, whether in materials, labor quality, or project timeline. Conversely, the highest bid doesn’t automatically mean the best value. Focus on understanding what’s included in each proposal and how contractors justify their pricing.
Detailed written estimates should break down labor, materials, permits, and any allowances for fixtures or finishes. Vague line items like “miscellaneous costs” or “as needed” create opportunities for disputes later. Ask contractors to explain any unclear charges and get clarification in writing before signing anything.
Pay attention to payment schedules in proposed contracts. Legitimate arrangements tie payments to completed work phases, not calendar dates. You should never pay for materials before they’re delivered or for labor before work is performed. A typical schedule might include 10% down, 25% at rough-in completion, 25% at drywall, 25% at substantial completion, and final 15% after final inspection and any punch list items.
Contract terms should clearly define project scope, materials specifications, timeline expectations, and change order procedures. Good contractors want these details documented as much as you do, because clear agreements prevent misunderstandings that can derail projects and relationships. If someone pressures you to sign quickly or discourages you from reading thoroughly, that’s a major red flag.
The right general contractor will make your addition project an exciting transformation rather than a stressful ordeal. Focus on finding someone who demonstrates professionalism from the first interaction, provides proper licensing and insurance documentation, and shows genuine interest in understanding your specific needs and concerns.
Remember that the lowest bid often costs the most in the long run through delays, poor workmanship, or change orders. Choose based on value, communication skills, and demonstrated expertise with projects like yours. When you find a contractor who checks all these boxes, you’ll have confidence that your investment is in capable hands.
For Seattle homeowners ready to move forward with their addition project, we at Sea Renovation offer the specialized expertise, proper licensing, and commitment to quality that makes the difference between a successful project and a stressful experience.
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