Questions to Ask Before Hiring a Remodeling Contractor in Charleston

Hiring a remodeling contractor is one of the largest financial decisions most homeowners make. The interview is your opportunity to assess competence, transparency, and fit — before you've signed anything.

Most homeowners ask only a few questions. The contractors who do the most damage rarely look or sound bad in an initial meeting. These questions are designed to surface the information you actually need.

• Are you licensed as a general contractor in South Carolina? — SC requires a licensed contractor for projects over $5,000. Ask for their license number and verify it at llronline.com.
• Can you provide certificates of general liability and workers' compensation insurance? — These protect you from liability if a worker is injured on your property or your home is damaged. Ask to be listed as additional insured.
• How much general liability coverage do you carry? — Minimum $1 million per occurrence is standard. Some projects warrant more.
• Are all your subcontractors licensed and insured? — Your contractor's insurance typically does not cover uninsured subcontractors working on your property.

• How many projects similar to mine have you completed in the last two years? — Depth of relevant experience matters. A contractor who has done 25 kitchen renovations will handle yours differently than one who has done three.
• Can you provide three references from projects similar in scope to mine? — And actually call them. Ask: Did the final cost match the estimate? Were there issues during the project? Would you hire them again?
• Can I see a project currently under construction? — A jobsite visit tells you a great deal about organization, cleanliness, and crew professionalism.
• How long have you been operating in Charleston? — Local experience matters: local permitting relationships, familiarity with coastal building codes, and knowledge of subcontractors in the area.

• What does your estimate include, and what does it explicitly exclude? — Get the exclusions in writing.
• What assumptions are your allowances based on? — Ask them to name a brand or price range for each allowance in the proposal.
• How do you handle discoveries made during demolition — moisture damage, outdated wiring, etc.? — A good answer includes a defined process: stop work, document, provide a written change order for review and approval before proceeding.
• Have you identified any potential issues or unknowns in my project that aren't reflected in the estimate? — This question rewards honest contractors who have actually assessed the job.

• Will you pull all required permits for this project? — Any contractor who suggests skipping permits to save money is putting you at legal and financial risk. Unpermitted work complicates sales, insurance claims, and future renovations.
• Are any elements of my project subject to historic district review or coastal construction regulations? — Charleston has unique jurisdictional requirements that affect many properties.
• Who schedules and attends inspections? — Inspections should be managed by the contractor, not delegated to you as the homeowner.

• Who is my primary point of contact throughout the project? — Is it the person standing in front of you, or someone else? Will they be on-site daily or checking in weekly?
• How do you provide project updates? — Daily logs, photos, weekly summaries?
• How do I reach you if I have an urgent concern during construction?
• How many projects do you run concurrently? — This tells you how divided their attention will be.
• What is your standard lead time for change orders? — Change orders should be written, approved, and signed before work proceeds. A contractor with no clear answer is a warning sign.

• Do you use a fixed-price contract or cost-plus? — Both are legitimate; understand which one you're being offered and the implications of each.
• What is your payment schedule? — Payments should be tied to milestones, not arbitrary dates. No reputable contractor asks for 50%+ upfront.
• What is your warranty on workmanship? — One year is standard minimum; some contractors offer more.
• What does your contract say about dispute resolution?

• Which trades do you perform with your own employees versus subcontractors?
• Do you work with the same subcontractors consistently, or do you source for each job? — Long-term trade relationships typically mean better accountability and quality.
• Can I meet the project manager or lead carpenter who will be on my job?

• "We can skip the permit on this one" — Walk away immediately.
• Resistance to providing insurance certificates — Non-negotiable.
• No references from similar projects — Or references who won't return your call.
• Payment schedule requiring 50%+ upfront — Standard is 10–25%.
• Inability to explain their allowances — Means they haven't thought it through.
• "We can start next week" — Top contractors are booked 6–16 weeks out in Charleston's market.