Choosing the wrong contractor is one of the most expensive mistakes a Utah homeowner can make. Abandoned projects, blown budgets, unpermitted work, and months of stress are all too common. This guide gives you the framework to hire right — the first time.
1. Verify the License — Every Time
In Utah, general contractors are required to hold a valid license from the Utah Division of Occupational and Professional Licensing (DOPL). Before you have any serious conversation with a contractor, verify their license at dopl.utah.gov. A valid license tells you the contractor has met minimum competency requirements and carries required insurance.
Any contractor who hesitates to provide their license number — or whose license is expired, suspended, or in a different name than the company — is a red flag. Walk away.
2. Require a Written, Itemized Estimate
A verbal estimate or a one-line quote is not an estimate — it is a guess that will change. A legitimate contractor should provide a written, itemized estimate that breaks down labor, materials, and subcontractor costs by category.
Watch out for large "allowances" in estimates. An allowance is a placeholder cost that says "we will figure this out later." Allowances are how contractors win bids with low numbers and then make their money on change orders. Demand specifics.
Red Flag: The Lowest Bid
If one bid is significantly lower than the others, ask why. Either they are planning to use cheaper materials, cut corners on labor, or they will make it up in change orders. There is no such thing as a quality remodel at a suspiciously low price.
3. Ask About Permits — Before You Sign
Any contractor who suggests skipping permits to save money is not looking out for you. Unpermitted work can void your homeowner's insurance, create serious problems when you sell your home, and in some cases require you to tear out completed work for inspection.
A reputable contractor will pull all required permits as a matter of course — and include permit costs in the estimate.
4. Check References — Real Ones
Ask for references from projects similar to yours completed in the last 12–24 months. Then actually call them. Ask: Did the project finish on time? On budget? How did the contractor handle problems? Would you hire them again?
Also check Google reviews, the Better Business Bureau, and the Utah DOPL license lookup for any complaints or disciplinary actions.
5. Understand the Payment Schedule
A legitimate contractor should not require more than 10% upfront. Payment should be tied to project milestones — not arbitrary dates. If a contractor asks for 50% or more before work begins, that is a serious red flag.
Your final payment should be held until the project is complete and you have done a final walkthrough. Never pay in full before the punch list is resolved.
6. Evaluate Communication Style Early
How a contractor communicates before you hire them is exactly how they will communicate during your project. If they are slow to respond, vague in their answers, or dismissive of your questions during the estimate phase — it will only get worse once they have your deposit.
The best contractors are proactive communicators. They update you before you have to ask. They explain decisions. They flag potential issues early.
The 6 Questions to Ask Every Contractor
- 1. Can I see your Utah contractor license number?
- 2. Will you provide a written, itemized estimate?
- 3. Will you pull all required permits?
- 4. Can I speak with references from similar recent projects?
- 5. What does your payment schedule look like?
- 6. How will you communicate with me during the project?
The Bottom Line
The right contractor for your project is not necessarily the cheapest or the fastest. It is the one who communicates clearly, operates transparently, and has a documented process that protects your investment. Take the time to vet properly — it is worth it.