What Contractors Wish Homeowners Knew Before the Project Starts
Ask a contractor what they wish homeowners knew and you’ll usually get a long pause, a laugh, and then a list. It’s not that homeowners are bad clients. It’s that most people remodel once or twice in their lives, and contractors do it every day. Things that are obvious from the job site (like “please don’t pick the tile the morning we’re supposed to set it”) aren’t obvious from the couch.
So here’s the list, translated into homeowner. Being a great client doesn’t just make your contractor happy. It tends to make your project faster, cheaper and less stressful, whether you’re in Vancouver, Camas, Ridgefield, Battle Ground or a rural corner of Clark County.
1. Decide before we start, not during
Every unmade decision is a future delay. Fixtures, finishes, tile, paint, hardware, appliances, lighting: the more you finalize before work begins, the smoother the job goes. If you’re stuck between two options, pick one. The other one would have been fine too.
2. Changes are normal, but put them in writing
You will want to change something. Everyone does. A change order is just a written agreement about what’s changing, what it costs and how it affects the schedule. Agree on it before the work happens. “While you’re here, could you just…” is the most expensive sentence in remodeling, mostly because nobody wrote down what “just” meant.
3. The schedule is a plan, not a promise
Inspections, material deliveries, weather, sick crew members and hidden problems all move dates. Most contractors will tell you as soon as something shifts if you agree on how you’ll communicate. Ask for a written schedule and expect it to be updated. Our guide to how long a kitchen remodel really takes shows where the waiting usually happens.
4. Hidden problems are real, and nobody is making them up
Old houses keep secrets: rot under the shower, wiring from another era, a beam that isn’t doing much beaming. Good contractors will show you what they found, explain options and price them before moving on. Keep a contingency in your budget for exactly this, so a surprise becomes a decision instead of a crisis.
5. Pick one decision-maker and one channel
If two people in the household are giving the crew different instructions, the crew will politely do nothing until you sort it out. Choose one point person and one way to communicate (text, email or a project app) so decisions don’t get lost.
6. Clear the work area (and the path to it)
Crews are paid to build, not to move your furniture, box up the china or relocate the treadmill. Ask what needs to be cleared and do it before day one. Same with the driveway: tell them where to park and where materials can go.
7. Please let us know about pets, kids and alarms
Doors get propped open. Dogs get curious. Alarms go off at 7 a.m. Tell your contractor about pets, nap schedules, alarm codes and anything else that affects access. They’d much rather plan around Biscuit than chase him down the street.
8. Don’t manage the crew; talk to the boss
If you want something changed, talk to the project lead, not the person on the ladder. Direct instructions to individual workers can conflict with the plan, the permit or the price.
9. Paying on time keeps the project moving
A fair payment schedule ties payments to completed milestones, not to dates on a calendar. Agree on it in the contract, then pay on time when milestones are met. Contractors buy materials and pay crews and subcontractors along the way. Be wary of anyone asking for a huge cash deposit up front (see red flags when hiring a contractor).
10. Know the Washington paperwork
- Registration. Construction contractors in Washington must register with L&I. Look them up on WA L&I Verify a Contractor (how to check a contractor with L&I).
- The “Notice to Customer.” Under RCW 18.27.114, contractors on residential projects of $1,000 or more must give you a disclosure statement before starting work, covering their registration and bond and explaining lien rights. Read it.
- Liens. Under Washington’s construction lien law (RCW 60.04), subcontractors and suppliers who aren’t paid may be able to file a lien against your property, even if you paid your contractor. On bigger jobs, ask about lien releases as payments are made.
- Sales tax. In Washington, retail sales tax generally applies to construction work on your home. The Washington Department of Revenue construction guide explains how it works; check whether bids include it.
- Permits. Agree in writing on who pulls them. Usually it’s the contractor. Our Clark County permit guide explains who issues permits where you live.
11. “Cheapest” and “best value” are different bids
Bids differ because scope differs. A lower number might leave out permits, cleanup, disposal or the good underlayment. Compare line by line (how to compare contractor bids) and ask questions. A contractor who explains their bid clearly is giving you a preview of how the project will go.
12. A little kindness goes a long way
Bathroom access (if you’ve agreed to it), a place to plug in tools, a heads-up before you leave for the day, and the occasional thank-you make a real difference to people doing hard physical work in your house. Coffee is not required. It is noticed.
Living through it
If you’ll be home during the project, read what it’s really like to remodel while living at home. Remodeling your only bathroom? See surviving a remodel of your only bathroom. Planning a roof? Start with what drives roof replacement cost in Clark County.
Find local help
Browse general contractors and remodelers in Vancouver, Camas, Ridgefield and Battle Ground, Clark County roofers, HVAC and heat pump companies and handyman services. Listings are free, and you contact businesses directly. L&I’s Hiring a Contractor page has more tips straight from the state.
Frequently asked questions
What do contractors wish homeowners knew?
Mostly that decisions made early, changes put in writing, a clear work area, one point of contact and on-time payments tied to milestones keep projects faster and cheaper. Hidden problems and schedule changes are normal, and a budget contingency helps.
What is a change order?
A written agreement to change the original scope of work, including the price and schedule impact. Sign it before the changed work is done.
What paperwork should a Washington contractor give me?
A written contract, and for residential projects of $1,000 or more, the disclosure statement required by RCW 18.27.114, which covers the contractor’s registration and bond and explains lien rights. Check the contractor’s registration on L&I Verify a Contractor.
Can a subcontractor put a lien on my house if I paid my contractor?
Under Washington’s lien law, unpaid subcontractors and suppliers may have lien rights. On larger projects, ask for lien releases as you make payments, and read the disclosure statement your contractor provides.
Clark County Contractors is a free directory. We don’t vet, rate, recommend or guarantee any business listed here. This guide is general information; confirm details with your permit office and the businesses you hire.