1. Full legal business name, physical address, and license number. Not a cell phone and a first name. If the estimate lists only a nickname and a Google Voice number, you have no one to hold accountable when the work goes wrong.

2. A written scope of work that names every task. "Remodel bathroom" is not a scope. "Demo existing tile, install cement board, waterproof shower pan, set 4x8 wall tile, replace toilet flange" is a scope. Every line you can't picture is a line you'll argue about later.

3. Materials specified by brand, model, and quantity. "Mid-grade faucet" means the contractor buys the cheapest thing that qualifies and pockets the difference. Demand the exact product, or a written allowance amount with your right to choose within it.

The Money Terms That Must Be On Paper

4. A total price, broken into labor and materials. A single lump sum hides everything. When you can see the split, you can catch a $2,000 labor charge on a two-hour job before it happens.

5. A payment schedule tied to completed milestones — never to dates. "50% up front" is how you fund a contractor's other job site. Tie each payment to work you can inspect: deposit, rough-in complete, inspection passed, final walkthrough. Anything over a 10–15% deposit on day one is a warning.

6. Start date and substantial completion date, in writing, with a clause covering what happens if the job runs long. A contractor who won't commit to a finish date on paper has no intention of finishing on time.

If the deposit is bigger than the first real milestone of work, the deposit is the job — everything after is optional to them.— residential GC, 20 years

The Protection Clauses People Skip

7. Proof of insurance and a bond, attached or referenced by policy number. Ask for a Certificate of Insurance sent directly from their carrier, not a photo they text you. Call the carrier to confirm it's active. If a worker is hurt on your property and there's no coverage, the liability lands on you.

8. A lien waiver clause. This is the one that costs people their houses. Even after you pay the contractor in full, an unpaid subcontractor or supplier can file a mechanic's lien against your property. Your estimate must require signed lien releases from every sub and supplier before final payment.

9. A written warranty on labor, with a duration. "We stand behind our work" is not a warranty. "One year on labor, manufacturer warranty on materials" is. Get the length and what it covers in the document.

Verify Before You Sign

Run these three checks today, before any money moves:

- Look up the license number on your state contractor licensing board's website. Confirm it's active, matches the business name, and has no disciplinary actions. - Search the business name plus "complaint" and "lawsuit." Check your state court records portal for open cases. - Call two references and ask one question: "Would you hire them again for the same money?" Silence or hesitation is your answer.

The One Red Flag In Almost Every Bad Hire

Pressure to skip the paperwork. It shows up as "I can start Monday if we skip the formal contract," or "the license is being renewed," or "cash gets you a discount." Every one of those means the contractor is avoiding a record of the deal. A professional wants the estimate detailed and signed — it protects them as much as you. The person rushing you past the document is telling you exactly what they plan to do once your deposit clears.

The cleanest protection is never handing over money the contractor hasn't earned yet. If your payments sit in escrow and release only when a milestone is verified, a vague estimate and a fast-talking pressure pitch lose most of their power.