The single most consequential decision in a remodel is which contractor signs the contract. Here are the 10 things to verify before you sign anything.
1. Active CSLB license in the right classification
Verify the license at cslb.ca.gov. For most home remodels you want a "B" General Building Contractor classification. Confirm:
- License is active and in good standing
- Bond is current
- Workers' comp is current (or the contractor is an exempt sole proprietor with no employees)
- No active complaints or disciplinary actions
2. Current general liability insurance
Ask for a certificate of insurance with you listed as the certificate holder. $1M minimum general liability is standard for Bay Area residential. Verify by calling the insurance carrier directly.
3. References from completed projects in your service area
Specifically: projects similar to yours, completed in the last 18 months, with permits pulled in cities near yours. Talk to the homeowners. Ask: did the project come in on budget, on schedule, with the original contract terms intact?
4. A fixed-scope written proposal — not a "ballpark"
Insist on a written proposal that itemizes:
- Every line of scope
- Allowances for selections (with the dollar amount of each)
- Permit fees (handled by contractor)
- Payment schedule
- Timeline
- Change order process
- Warranty
"Time and materials" or "cost-plus" contracts can be appropriate for some scopes, but they require a different level of trust and verification.
5. A contract that complies with California law
California Business & Professions Code §7159 governs home improvement contracts. Among other things, the contract must:
- Limit deposits to the lesser of $1,000 or 10% of the contract price
- Include cancellation rights
- Disclose the CSLB and the recovery fund
- Identify the salesperson if applicable
6. Permits in the homeowner's name? No.
Permits should be pulled by the contractor in the contractor's name. If a contractor asks you to pull permits as the homeowner, that's a signal they may not have the license to pull them — or they're shifting liability.
7. A real project manager assigned to your job
Ask: "who specifically is my project manager, and what other projects will they be running concurrently with mine?" A PM running 8 projects is not running yours.
8. Communication cadence
How often will you get updates? Written or verbal? In-person walks or phone? Get this in writing.
9. Subcontractor list
Ask which trade subs they use. Quality contractors have stable, long-term sub relationships — that translates into better quality and accountability.
10. Post-completion warranty
California gives you statutory rights, but a written workmanship warranty (typically 1–2 years on labor, manufacturer warranties on installed products) is what you want. Get it in writing in the contract.
Red flags to walk away from
- Cash discounts
- Pressure to sign immediately
- Door-to-door solicitation
- Asking for more than 10% or $1,000 down
- No physical office or established business presence
- Vague or verbal-only proposals
- Pulling permits in the homeowner's name
- Reluctance to share license, insurance, or references
High Touch Consulting is licensed CSLB #1008964, fully bonded and insured, with 11 years of completed Bay Area projects. Learn about us or request a free consultation.
Planning a Bay Area remodel?
High Touch Consulting & Development is a licensed general contractor serving the San Francisco Peninsula and Silicon Valley. We provide free on-site consultations and fixed-scope written proposals.
