Hiring a licensed general contractor is the single most important decision in a remodel. The right one protects your money, your schedule and your home. The wrong one can leave you with open walls and a legal headache. Here are seven things to check before you sign anything.
1. Verify the license yourself
In California, contractors are licensed by the Contractors State License Board (CSLB). Look up the license number on the CSLB website and confirm that it is active, that the name matches the business you are dealing with, and that the classification fits your type of work. As of 2025, a license is required for most projects above $1,000 in total cost, so even modest jobs usually call for a licensed general contractor.
2. Ask for proof of insurance
A legitimate contractor carries liability insurance and, if they have employees, workers’ compensation. Ask for a certificate of insurance and check that it is current. Property managers should read our guide to certificates of insurance to see what to ask for.
3. Get a written, itemized contract
A good contract spells out the scope, materials, price, schedule and how changes are handled. California law has specific requirements for home improvement contracts, and CSLB publishes a consumer guide that explains them. If the proposal is a single line with one number, ask for more detail.
4. Understand the payment schedule
California limits the down payment on a home improvement contract to the lesser of 10% of the contract price or $1,000. After that, payments should follow the work completed, not the calendar. Be cautious of anyone who asks for a large payment up front or for cash only.
5. Confirm who pulls the permits
If your project needs permits, the contractor should usually handle them and schedule the inspections. Our San Diego remodel permit guide explains when permits apply and why skipping them can cause problems at resale.
6. Ask who will actually be on site
Many contractors use subcontractors, which is normal. What matters is who manages them and who you call when something goes wrong. We keep one point of contact from start to finish so there is no handoff to chase.
7. Check the certifications that match your job
Certain work calls for additional credentials. Homes built before 1978 need contractors certified in lead-safe practices, and water damage work should follow industry standards such as IICRC certification. Total Renovation is a licensed general contractor (Lic #1096328), IICRC certified for water damage and mold, and an EPA Lead-Safe Certified firm.
Red flags worth walking away from
- No license number, or one that does not check out.
- Pressure to sign today or pay in cash.
- A quote with no itemized scope.
- Reluctance to discuss permits or insurance.
Questions to ask in your first meeting
When you sit down with a licensed general contractor, ask how many projects like yours they have completed and whether you can speak with recent clients. Ask who will supervise the work day to day, how changes are priced, what the warranty covers, and how the crew handles cleanup and communication. A good contractor will answer plainly and put the answers in writing. If you keep hearing vague replies, keep looking. The right licensed general contractor makes you feel informed, not rushed.
Common questions about hiring a licensed general contractor
Is a handyman the same as a licensed general contractor?
No. In California, unlicensed handymen can only do small jobs below the licensing threshold and cannot do work that requires a permit.
How many bids should I get?
Two or three is plenty, as long as each is itemized so you can compare them fairly.
Ready to talk through your project? Call Total Renovation at (619) 755-9919 or see our About Total Renovation page. We start every job with an in-person walkthrough and a written, itemized scope.