Most homeowners have a version of this story. A friend hired someone off a flyer or an online ad, paid a deposit, watched work begin, and then watched the contractor stop showing up. Or the job was finished but not finished well, and six months later the problem was back, worse than before. Or the price doubled between the estimate and the final invoice with explanations that felt improvised.
Finding a good contractor is one of the most practically important skills a homeowner can develop, and it is not complicated once you know what to look for. The fundamentals have not changed even as the ways we find contractors have.
Start with Licensing
In California, contractors performing work valued at $500 or more in labor and materials are required to be licensed by the Contractors State License Board. That license is not just a formality. It requires passing a trade and law exam, maintaining a bond, and carrying workers' compensation insurance for employees.
Verifying a license takes about 60 seconds at the CSLB website (cslb.ca.gov). Enter the contractor's name or license number and you will see their license status, classification, any disciplinary history, and whether their bond and insurance are current. If a contractor cannot provide a license number or discourages you from checking, that is a clear signal to look elsewhere.
Ask also whether their employees are covered by workers' compensation insurance. If a worker is injured on your property and the contractor does not carry workers' comp, you can be liable. It is not a remote risk. It happens.
Get Multiple Estimates, in Writing
For any project over a few hundred dollars, get at least two estimates, preferably three. Not because the lowest price is always the right choice, but because the process of getting multiple bids tells you a great deal about how different contractors think about your project.
Pay attention to what each estimate includes and excludes. A significantly lower bid often means something is being left out, or that corners will be cut on materials. A significantly higher bid is worth understanding too. Sometimes it reflects better materials or a more thorough scope of work. Sometimes it does not.
Every estimate should be in writing and should specify the work to be done, the materials to be used, the timeline, the payment schedule, and what happens if the scope changes. A contractor who resists putting things in writing is telling you something.
Ask for Local References
Reviews on Yelp and Google are useful starting points, but nothing replaces talking to someone who has had work done by this contractor in the past year. Ask for two or three references from recent local jobs and actually call them.
The questions worth asking are specific. Did the contractor show up when scheduled? Did the final cost match the estimate? Were there surprises, and if so, how were they handled? Would you hire them again? Is there anything you wish you had known before starting?
A contractor with a strong local track record in Burbank neighborhoods is genuinely valuable. They know the soil conditions, the common issues with homes of different ages in the area, and the local permit requirements. That local knowledge is worth something on top of their technical skill.
Understand the Payment Structure
Be cautious of any contractor who asks for more than a third of the total cost upfront. California law actually limits down payments to $1,000 or ten percent of the contract price, whichever is less, for home improvement contracts. A contractor who pushes for a large deposit before work begins, particularly in cash, is operating outside normal practice.
A reasonable payment structure ties installments to project milestones. An initial deposit, a payment when materials arrive or rough work is completed, and a final payment upon satisfactory completion is a standard and fair approach. Never make the final payment until the work is complete and you are satisfied with it.
Know What Permits Are Required
Many homeowners are surprised to learn how many projects require permits, and equally surprised to learn what happens when work is done without one. Unpermitted work can complicate a home sale, void homeowner's insurance claims, and require costly remediation if discovered.
A reputable contractor will know what permits are required for your project and will pull them as part of the job. If a contractor suggests skipping permits to save time or money, that is not a favor. It is a liability transfer from them to you.
The City of Burbank's Building and Safety Division handles permits for most residential work. A good contractor handles this process routinely and will walk you through what is required.
Trust Your Read on the Person
Beyond the practical checklist, pay attention to how a contractor communicates. Do they return calls promptly? Do they explain things clearly without condescension? Do they listen to what you are asking for rather than steering you toward what is easier for them?
The relationship with a contractor during a significant home project can span weeks or months. A person who is professional, communicative, and straightforward in the early conversations is likely to behave the same way when a problem comes up mid-project. Because something almost always does, and how a contractor handles the unexpected tells you more about them than how they handle everything going smoothly.
Good contractors exist in every trade. They are busy, they come with references, and they do not need to pressure you into a decision. Taking the time to find one is always worth it.
At Home in Burbank is Burbank Hills Living's guide to caring for, improving, and enjoying your home in the community we share.
