12 Critical Questions Every First-Time Homeowner Must Ask Their General Contractor

Most first-time homeowners don't realize what they don't know until something goes wrong. A missed license check, a vague payment schedule, or a handshake deal on a change order can turn your dream remodel into a costly headache. The good news? A handful of smart questions asked upfront can protect you from the most common (and expensive) mistakes.

At Benton Builders, we've worked with many homeowners across Los Angeles, from Mar Vista to Manhattan Beach, and the ones who come in prepared almost always have smoother projects. 

Whether you're planning a kitchen remodel, a home addition, or a full new build, this list gives you the exact questions to ask before you sign anything.

1. Are You Licensed to Work in California, and Can I Verify It?

This is the first question, full stop.

In California, any contractor working on a project that exceeds $500 in labor and materials must hold an active license from the Contractors State License Board (CSLB). For general contractors, that's a Class B license. You can verify any contractor's license directly at CSLB.ca.gov.

Why it matters: The CSLB resolved over 5,200 cases in 2025. About 40% of those involved unlicensed contractors, with Los Angeles County accounting for the highest share, around 1,200 cases alone.

Working with an unlicensed contractor isn't just risky. It can leave you with no legal recourse if something goes wrong, and in California, it's a misdemeanor for the contractor with fines up to $15,000.

Red flags to watch for:

• A contractor who gives a vague license number and discourages you from looking it up
• Someone who says their work is "below the threshold" to avoid the requirement
• No CSLB confirmation available online

In Los Angeles specifically, a 2026 city ordinance now requires contractors to display their license digitally on vehicles and job sites. If you don't see it, ask.

2. Do You Carry Liability Insurance and Workers' Compensation?

Licensing tells you a contractor is legal. Insurance tells you you're protected.

California requires general contractors to carry a minimum of $1 million per occurrence in liability coverage and mandatory workers' compensation, even for sole proprietors. Proof comes in the form of a Certificate of Insurance (COI).

The key detail most homeowners miss: Ask to be named as an additional insured on their policy. This means if something goes wrong on your property, you're covered.

According to data from the LA Department of Building and Safety, 25% of construction claims in 2024 involved uninsured subcontractors. A general contractor may be insured, but if they bring in subs who aren't, that gap can fall on you.

Red flags:

• "We'll send that over later"
• A COI that doesn't name you as additional insured
• Coverage that's expired (always check the dates)

If you're working on a project with multiple subcontractors, which is common in kitchen remodels, bathroom renovations, and new construction, this question becomes even more important.

3. Have You Done Projects Like Mine Before?

Experience with similar projects matters more than years in business.

A contractor who specializes in commercial builds may not be your best fit for a garage conversion or home addition. Ask for photos of comparable past work, and ideally, references you can actually call.

This is especially relevant for homeowners in areas like Palos Verdes Estates or Rancho Palos Verdes, where hillside terrain and local building codes add complexity. Or in Venice and Marina Del Rey, where coastal proximity can affect permitting and material choices.

What to ask references:

• Did the project finish on time?
• Were there surprise costs, and how were they handled?
• Would you hire them again?

At Benton Builders, for example, we focus heavily on custom remodels, home additions, ADU conversions, and new home construction across West Los Angeles and the surrounding South Bay. When we take on a project, we're not learning the process on your dime.

4. Who Will Be on My Job Site Every Day?

Many homeowners assume the contractor they meet with is the one doing the work. That's not always how it works.

Ask directly:

• Will you be on-site daily, or will a project manager oversee the work?
• Which tasks will be done by your own crew versus subcontractors?
• Can I meet the subcontractors you plan to use?

California's AB 1790 (2025) now requires contractors to disclose the licenses and insurance of any subcontractors they bring onto a job. You have the right to that information before work begins.

Red flag: A contractor who is vague about who will actually be doing the work, or who can't tell you the names of their regular subs.

5. What Does the Project Timeline Look Like, in Writing?

A verbal estimate of "a few months" isn't good enough.

Here's what typical timelines look like in Los Angeles right now (based on 2025-2026 industry data):

Kitchen Remodel — 8 to 12 weeks

Bathroom Remodel — 4 to 6 weeks

Home Addition — 4 to 8 months

ADU/Garage Conversion — 4 to 6 months

New Home Construction — 9 to 12 months

Why LA timelines can stretch: Permitting through the LA Department of Building and Safety averages around 60 days for many project types, though the city has been working to streamline ADU permits under 750 square feet to that same 60-day window as of 2026. Coastal areas like Venice and Marina Del Rey can see additional delays from environmental review.

According to a 2026 Q1 report from Dodge Data, roughly 22% of construction delays come from permitting alone.

What your contract should include:

• A written start date and estimated completion date
• Key milestones
• What happens if the timeline slips (and who is responsible)

Red flag: Any contractor promising a timeline significantly shorter than industry norms without a clear explanation of how.

6. How Do You Structure Payments?

Payment schedules are one of the most regulated parts of contractor agreements in California, and one of the most abused.

Under California Business and Professions Code Section 7159, contractors cannot require more than 10% of the total project cost as a deposit (or $1,000, whichever is less) unless the payment is tied to a project milestone. Payments should be tied to progress, not to a front-loaded schedule that benefits only the contractor.

The CSLB reported that 35% of disputes in 2025 involved front-loaded payment demands, with homeowners overpaying by an average of $12,000 before issues surfaced.

A reasonable milestone structure might look like:

• 10% deposit at contract signing
• 20 to 25% after foundation or demo phase
• 25% at rough framing/structural
• 25% at drywall/finishing stage
• Final payment at completion and inspection

Red flags:

• Requests for 30% to 50% upfront
• Cash-only payment demands
• No milestone structure in the contract

If a contractor pressures you on payment terms, that's worth pausing on before you sign anything related to your general contractor home remodel.

7. How Do You Handle Changes Mid-Project?

Change orders are one of the biggest sources of conflict between homeowners and contractors. And they happen on almost every project.

A change order is any modification to the original scope of work, whether you decide to upgrade your countertops, move a wall, or deal with something unexpected behind the drywall. California law requires that all change orders be in writing and signed before the additional work begins.

According to a 2026 survey from Construction Dive, changes cause budget overruns on 28% of projects. In Los Angeles specifically, home addition projects see change order disputes at about a 15% rate.

Questions to ask:

• How do you document change orders?
• How quickly do I get a written cost estimate before you proceed?
• Do changes affect the project timeline, and how is that communicated?

Red flag: Any contractor who says "we'll just sort it out later" or asks you to approve changes verbally. Verbal approvals are not enforceable under California law.

8. Will You Pull the Necessary Permits?

Permits are not optional in California, and a contractor who suggests skipping them is not someone you want working on your home.

Permits protect you in two important ways:

1. Inspections ensure the work meets code, which protects your family's safety
2. Unpermitted work can cause major problems when you sell your home or file an insurance claim

In Los Angeles, the LADBS oversees permits, and as of 2026, the city requires energy compliance certificates for additions and remodels exceeding $50,000 under the updated LA Green Building Code. That requirement typically adds two to four weeks to the permitting process, which should be reflected in your project timeline.

What to ask:

• Which permits are required for my project?
• Will you pull them, or is that my responsibility?
• Will inspections be scheduled as part of the work?

Red flag: A contractor who suggests permits are optional to "save time" or money.

9. What's in Your Warranty, and How Does It Work?

A contractor who does solid work should be willing to stand behind it. California law sets minimum standards, but you want to know exactly what your contractor offers beyond that.

California statutory minimums (Civil Code §1793+):

• 1-year minimum on labor and materials
• 4-year structural warranty for new construction
• Implied habitability warranty for serious defects (no time limit)

Under SB 686 (2026), California now requires explicit warranty language in contracts. For projects in Los Angeles, a 2-year disclosure on plumbing and electrical is also required.

Despite this, the CSLB found that 18% of warranty claims in 2025 were denied due to poor documentation.

Questions to ask:

• What does your warranty cover specifically?
• What's excluded?
• How do I submit a warranty claim?
• Is the warranty transferable if I sell the home?

Red flag: A contractor who offers only a 1-year warranty verbally with no written terms, or one who can't tell you how to file a claim.

10. Can I See a Full, Itemized Contract Before We Start?

A detailed written contract is your most important protection. If a contractor resists giving you one, that tells you something.

Your contract should include:

• Scope of work (detailed description of what's being done)
• Materials list (brands, grades, quantities where applicable)
• Start and completion dates
• Payment schedule tied to milestones
• Change order process in writing
• Warranty terms
• Subcontractor disclosure (per AB 1790, 2025)
• Dispute resolution clause

California's Business and Professions Code Section 7159 actually mandates most of these for home improvement contracts over $500. If something is missing, ask for it to be added before you sign.

At Benton Builders, our contracts are detailed by design. We believe transparent documentation is part of the service, not a formality.

11. What Happens If Something Goes Wrong?

This question makes some homeowners uncomfortable to ask, but it's one of the most important ones.

Ask your contractor:

• What is your dispute resolution process?
• Are you familiar with CSLB complaint procedures?
• Do you have references from projects where something unexpected came up?

Every project has challenges. How a contractor handles them tells you more about their character than how they handle the easy parts.

The CSLB accepts complaints from homeowners and can investigate, issue citations, and in serious cases, take action against a contractor's license. Knowing your contractor is aware of this process and welcomes accountability is a good sign.

Red flag: A contractor who becomes defensive or dismissive when you ask about dispute resolution.

12. Are You Familiar With Local Codes in My Specific Area?

Los Angeles is not a single building environment. Codes, requirements, and restrictions vary by neighborhood, proximity to the coast, hillside location, and even HOA rules.

A contractor who has worked in Torrance may not have the same knowledge base as one who regularly builds in Playa Vista or Hermosa Beach. Coastal zones carry additional permitting from the California Coastal Commission. Hillside properties in Palos Verdes Estates or Rancho Palos Verdes have slope, erosion, and access requirements. Some neighborhoods in Culver City and West LA have specific setback and height regulations.

Ask directly:

• Have you worked in my specific neighborhood or zip code?
• Are you familiar with any HOA requirements that might affect my project?
• Do you know which agencies need to approve work in addition to LADBS?

Red flag: A contractor who gives vague answers or implies that all LA projects work the same way.

Before You Sign Anything, Use This Quick Checklist

Here's a simple way to evaluate any contractor you're considering:

License verified via CSLB? ✅ Green Light: Yes, current 🚩 Red Flag: Vague or unverifiable

COI names you as additional insured? ✅ Green Light: Yes 🚩 Red Flag: "We'll send it later"

Payment tied to milestones? ✅ Green Light: Yes, in writing 🚩 Red Flag: Large upfront or cash-only

Written timeline included? ✅ Green Light: Yes 🚩 Red Flag: Verbal estimate only

Change order process documented? ✅ Green Light: Yes 🚩 Red Flag: "We'll figure it out"

Permits included in scope? ✅ Green Light: Yes 🚩 Red Flag: Suggesting to skip

Warranty terms in writing? ✅ Green Light: Yes 🚩 Red Flag: Verbal promise only

Ready to Start Your Project with a Contractor You Can Trust?

Knowing the right questions is a strong first step. The next one is finding a contractor who welcomes them.

Benton Builders has served homeowners across Los Angeles, from Culver City and Mar Vista to Manhattan Beach and Redondo Beach, with a process built around communication, detailed contracts, and work we're proud to put our name on. Whether you're planning a kitchen remodel, a home addition, or a full new build, we're happy to walk you through every step before you commit to anything.

Contact Benton Builders today to schedule a consultation and get your questions answered in plain language, no pressure.

Frequently Asked Questions

What is the most important question to ask a general contractor? Start with licensing. Ask for their CSLB license number and verify it at CSLB.ca.gov before any further conversation. This one step can help you avoid the majority of contractor fraud cases.

How much can a contractor legally ask for upfront in California? Under California Business and Professions Code Section 7159, a contractor cannot require more than 10% of the total project cost or $1,000 (whichever is less) as a deposit. Anything above that should be tied to a project milestone.

How do I verify a contractor's license in Los Angeles? Visit CSLB.ca.gov and use the License Check tool. You'll need the contractor's name, business name, or license number. As of 2026, contractors are also required to display their license digitally on their vehicles and job sites.

What permits are required for a home remodel in Los Angeles? It depends on the scope of work. Structural changes, electrical, plumbing, and HVAC work typically require permits through the LA Department of Building and Safety (LADBS). Your contractor should pull the required permits. Projects over $50,000 in LA also require energy compliance documentation under the 2026 Green Building Code. For specifics on your project, contact LADBS or speak with a licensed contractor like Benton Builders.

How long does a home addition take in Los Angeles? Most home additions in LA take four to eight months, depending on scope, permitting, and complexity. Permitting alone can take around 60 days on average. Ask your contractor for a written timeline that accounts for permitting before work begins.

What should a contractor warranty cover? At minimum, California law requires a one-year warranty on labor and materials and a four-year structural warranty for new builds. Under SB 686 (2026), warranty terms must be spelled out explicitly in the contract. Ask for written warranty details and confirm whether it's transferable if you sell the home.

What are common red flags when hiring a general contractor? Watch for: large upfront payment demands, no written contract, reluctance to pull permits, vague licensing details, verbal-only change orders, and pressure to decide quickly. Any of these are worth pausing on before you proceed.

Are Benton Builders licensed and insured? Yes. Benton Builders is a fully licensed and insured general contractor serving Los Angeles and the surrounding South Bay communities. We're happy to provide our license and insurance documentation upfront, no waiting around.

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