How to Select a Home Improvement Contractor

Home Improvements
Selecting the Right Contractor

By Wayne Patterson

I have been a general contractor in South Carolina for over thirty years. While not directly involved in the home repair or residential construction, I am frequently approached for advice by homeowners who are having problems with their home improvement contractor or homebuilder.

Most if not all of these home improvement situations could have been avoided if the homeowner had followed a proper selection process before hiring the contractor. Some references in this article will apply only to South Carolina so be sure to check the laws and regulations in your state. This article is informational only and not intended to provide legal advice.

Starting the Home Improvement Contractor Selection Process

The best reference is always a satisfied customer. Ask people in your neighborhood for references. Visit your local lumberyard and talk to a salesman that handles the builder and handyman accounts. Call your local Homebuilder Association or Associated General Contractors chapter and ask for a list of members.

Narrow your list down to three and then request that they visit your home and give you a written estimate. Prepare a list of the items to be performed and also list the quality of the materials to be used. This assures that all of the contractors will be basing their pricing on the same information. Be sure that they include the cost of insurance naming you as an additional insured and permits. Also have them provide three references of work on similar projects.

Finalizing the Handyman or Contractor Selection

After you have reviewed the quotes and decided on your contractor there are several steps that you need to take to complete the process.

1. Verify that the contractor is properly licensed to perform the work. In South Carolina any contractor performing work costing over $5000.00 is required to be licensed with the state. You can check this online at

South Carolina LLR.

Call your local city or county codes office and check if any permits are required and if your contractor has the proper licenses to obtain them.

2. Check for any complaints that have been filed against your home improvement contractor with the BBB.

The Home Improvement Contract

Anything except for the most minor of repairs should be put in the form of a written contract. Items that should be covered are work to be performed, quality of the work, schedule, warranty, dispute resolution and total contract price. Be sure that there is a clause requiring written permission for any extras.

I always recommend that anyone have an attorney review any contract before signing. Homeowners always want to run to an attorney after the fact when involving an attorney up front would have prevented the problem. Unscrupulous contractors also will disappear as fast as mom's apple pie at a family reunion with the mention of the word "attorney".

If you are spending five or ten thousand on home repairs doesn't it just make sense to spend a couple of hundred to be sure that your rights are protected. One of the best ways is to belong to a pre-paid legal plan. Typically they will review a home improvement contact at no additional cost and prepare one for you at a reasonable fee.

Home Improvement Warning Signs

There are signs that will warn you about the likelihood of a problem with a contractor.

1. He drives a vehicle with out-of-state plates.
2. He is working in your neighborhood and just happens to have some left over materials.
3. Pressures you for an immediate decision.
4. Comes door to door soliciting.
5. Quotes a price that is more than 10% below your other estimates.
6. Asks you to pay for the job up front or prior to completion.

Liens and Final Payment

Lien laws allow a supplier or subcontractor to attach your property if the home improvement contractor fails to pay them. In other words you could end up paying for the same work twice. There are several ways to protect yourself.

1. Require the contractor to provide a performance and payment bond. This will be at an additional cost to you and most small contractors are unable to provide bonding.
2. Pay by dual check. Have your contractor submit his invoices to you and you issue a check to both parties.
3. Have the contractor provide a release of lien with each payment.
4. Never make final payment until you are completely satisfied with the work and have verified that the contractor has paid all materials and labor.

While nothing is foolproof, following these suggestions will save you and the contractor a lot of heartburn and frustration should there be a misunderstanding. Having a clear written understanding before the work starts is your best assurance of a home improvement that meets your expectations.

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