How to Choose a General Contractor: 12 Questions to Ask Before You Hire

Before hiring a general contractor, confirm their license and insurance, ask for local references, get a detailed written contract, and clarify who pulls permits, who supervises the job daily, and how change orders are handled. A contractor who hesitates on any of these questions is a red flag.

Introduction

Hiring the wrong general contractor is one of the most expensive mistakes a homeowner can make not just in dollars, but in delays, unpermitted work, and unfinished projects that sit half-done for months.

The good news: most of the risk can be screened out before you ever sign a contract, just by asking the right questions upfront. Homeowners across Sedona, Cottonwood, and Camp Verde consistently run into the same handful of issues an unlicensed “contractor,” vague verbal estimates, no clear timeline and nearly all of them are avoidable with a short, direct conversation.

This guide walks through the 12 questions to ask any general contractor before hiring them, why each one matters, and what red-flag answers should make you look elsewhere.

1. Are You Licensed, Bonded, and Insured?

In Arizona, general contractors must hold a current ROC (Registrar of Contractors) license, and a legitimate contractor should have no hesitation providing their license number along with proof of liability insurance and bonding.

This is the single most important question, and it should be the easiest one for a real contractor to answer. Ask for:

• Their ROC license number  you can verify it directly on the Arizona Registrar of Contractors website
• Proof of general liability insurance
• Proof of workers’ compensation coverage if they have employees or subcontractors

2. Who Will Actually Be on the Job Site Day to Day?

Ask specifically who will supervise the work on-site, since some companies sell the job with an experienced estimator or sales rep but hand daily supervision to a much less experienced crew lead.

You want a clear answer: a named project manager or lead, how often they’ll be on-site, and how you’ll reach them directly if a question comes up mid-project.

3. Can You Provide Local References?

A contractor with real experience in your area should be able to provide two or three recent local references — ideally for projects similar in scope to yours that you can actually call.

References tell you more than reviews. Ask past clients:

• Did the project finish close to the original timeline?
• Were there unexpected costs, and how were they communicated?
• Would they hire this contractor again?

4. Do You Pull the Permits, and Who’s Responsible for Inspections?

A licensed general contractor should handle permitting and coordinate required inspections as a standard part of the project — if a contractor suggests skipping permits to save time or money, that’s a serious red flag that can create problems when you sell the home.

Unpermitted work can complicate a future sale, cause issues with insurance claims, and in some cases has to be torn out and redone to pass inspection.

5. What’s Included in Your Written Estimate?

A detailed estimate should break down materials, labor, timeline, and what’s explicitly excluded a one-line number with no breakdown makes it hard to compare bids or catch scope gaps later.

What a solid estimate includes:

• Itemized materials and labor
• Project timeline with milestones
• Payment schedule
• What’s explicitly not included
• Allowances for items like fixtures or finishes, if not yet selected

6. How Do You Handle Change Orders?

Almost every project has at least one change along the way, so ask upfront how the contractor documents changes in scope, cost, or timeline verbally agreed changes are a common source of billing disputes.

Best practice: Every change order should be in writing, with the added cost and timeline impact spelled out, and signed by both parties before the work happens.

7. What’s the Realistic Timeline for My Project?

Ask for a realistic start date, an estimated completion date, and what could reasonably push the timeline (permit delays, material lead times, weather)  a contractor who promises an unusually fast timeline without caveats is often underestimating the scope.

8. How Do You Handle Subcontractors?

Most general contractors use subcontractors for specialty work like electrical or plumbing, so ask whether their subs are also licensed and insured, and how long they’ve worked with them a contractor with a stable, long-term sub network is generally a good sign.

9. What’s Your Payment Schedule?

A standard payment schedule is tied to project milestones rather than a large upfront deposit Arizona law limits how much a contractor can require before work begins, so a demand for full payment upfront is a red flag.

Typical structure:

• Small deposit to begin
• Progress payments tied to completed milestones
• Final payment held until the work passes final inspection and walkthrough

10. What Happens If There’s a Problem or Dispute?

Ask how the contractor handles disagreements over quality, delays, or unexpected costs, and whether their contract includes a dispute resolution process a contractor with nothing to say here likely hasn’t thought about it.

11. Do You Offer a Warranty on Your Work?

Reputable contractors typically warranty their workmanship separately from manufacturer warranties on materials ask what’s covered, for how long, and get it in writing as part of the contract.

12. Can I See Examples of Similar Completed Projects?

Ask to see photos or, ideally, visit a completed project similar in scope and style to yours this tells you more about craftsmanship and attention to detail than any estimate can.

Expert Tips

• Get at least three bids, but don’t automatically choose the lowest one an unusually low bid often means missing scope, not a better deal.
• Verify the license yourself on the Arizona ROC website rather than taking a business card at face value.
• Put everything in writing. If it’s not in the contract, it’s not guaranteed.
• Ask about their current workload. A contractor juggling too many active projects is more likely to cause delays on yours.

Common Mistakes Homeowners Make When Hiring a Contractor

• Hiring based on price alone. The cheapest bid often has the least detail and the most surprises later.
• Skipping the license check. Always verify directly with the Arizona Registrar of Contractors rather than trusting a verbal claim.
• Agreeing to a large upfront deposit. Arizona regulates how much a contractor can legally require before starting work.
• Not getting change orders in writing. Verbal “sure, we can add that” agreements are where billing disputes start.
• Assuming a friendly sales pitch equals a good contractor. The estimator you meet may not be who’s actually running your job site.

Red Flags vs. Green Flags

Key Takeaways

• Always verify a contractor’s ROC license directly with the state, not just by their word.
• A detailed written estimate and contract protect you far more than a handshake agreement.
• Milestone-based payments are standard; a large upfront deposit is a red flag.
• Change orders should always be documented and signed before work proceeds.
• Local references and completed project examples tell you more than online reviews alone.

Frequently Asked Questions

1. How do I verify a contractor’s license in Arizona?

You can look up any contractor’s license status directly on the Arizona Registrar of Contractors (ROC) website using their license number or business name. This confirms whether the license is active, bonded, and in good standing.

2. How many bids should I get before hiring a general contractor?

Most homeowners get three bids to compare pricing, scope, and communication style. This makes it easier to spot outliers  either a bid that’s unusually low (often missing scope) or unusually high.

3. What’s a reasonable deposit for a contractor to ask for?

Arizona regulates how much a contractor can legally require before starting work, and it’s typically a modest percentage of the total project cost rather than full payment upfront. Ask your contractor to explain their specific payment schedule in writing.

4. Should I hire a contractor who doesn’t pull permits?

No. Skipping permits to save time or money can create serious problems later, including issues when selling the home or filing an insurance claim. A licensed contractor should handle permitting as standard practice.

5. What questions should I ask contractor references?

Ask whether the project finished close to the original timeline, whether costs stayed close to the estimate, how the contractor communicated during the project, and whether they’d hire that contractor again.

6. How long should a general contractor’s warranty last?

Warranty terms vary by contractor and by the type of work performed, so ask specifically what’s covered and for how long, and make sure it’s documented in the written contract rather than just discussed verbally.

7. What’s the difference between a general contractor and a subcontractor?

A general contractor manages the overall project, timeline, and coordination, while subcontractors handle specialty trades like electrical, plumbing, or HVAC work under the general contractor’s supervision.

8. Can I negotiate a contractor’s estimate?

Yes, though it’s more productive to negotiate scope or materials than to simply ask for a lower price on the same scope — a contractor cutting price without adjusting scope may be cutting corners elsewhere.

9. What should be included in a contractor’s written contract?

A solid contract includes itemized costs, a payment schedule, project timeline, materials specifications, warranty terms, and a documented process for handling change orders.

10. How do I know if a contractor is overbooked?

Ask directly about their current workload and expected start date for your project. A contractor who can’t give a reasonably specific start date may already be juggling too many active jobs.

11. Is the lowest bid always the best choice?

Not necessarily. An unusually low bid often means missing scope, lower-quality materials, or corners being cut, which can cost more in the long run through change orders or rework.

12. What should I do if I have a dispute with my contractor mid-project?

Refer to the dispute resolution terms in your contract first. Document the issue in writing, and if it can’t be resolved directly, Arizona homeowners can file a complaint with the Registrar of Contractors.

Conclusion

Choosing a general contractor comes down to the same handful of questions every time: Are they licensed? Will they put things in writing? Can they show you real, local, recent work? A contractor confident in their answers to these 12 questions is one worth trusting with your home. One who hedges, rushes you, or avoids the paperwork is telling you something too just listen for it before you sign, not after.

Planning a remodel, addition, or new build in Sedona, Cottonwood, or Camp Verde? General Contracting and Electrical Services LLC is a licensed, local general contractor happy to answer every question on this list. Contact us for a detailed, written estimate.