Red Flags to Watch for When Hiring a Contractor in Charleston, SC

Construction fraud, incomplete work, and financial disputes cost American homeowners billions of dollars annually. In Charleston, where renovation demand is high and labor is tight, the pressure to hire quickly creates real risk.

Most contractors who cause serious problems don't announce themselves. They appear professional, they communicate well initially, and they often come with a referral. The red flags are in the details of how they present, document, and price their work.

• A single total price with no breakdown — "Kitchen renovation: $72,000" with nothing behind it is not a proposal. You cannot evaluate what you're buying.
• Very low allowances — A $4,000 cabinet allowance for a full kitchen will be exceeded significantly. Low allowances make bids look competitive; the real cost emerges as change orders.
• Scope described vaguely — "As discussed" or "complete kitchen renovation" without explicit scope is an invitation for disputes about what was included.
• No written exclusions list — A professional proposal clearly states what is NOT included. Absence of exclusions is a setup for disputes.
• Estimating without a thorough site walk — A contractor who submits a proposal without visiting the home (or visiting for less than 15 minutes) has not assessed the job properly.
• Available to start immediately — Experienced contractors in Charleston are typically booked 8–16 weeks out. "I can start Monday" warrants explanation.

• Cannot produce a license number for verification — Verify at South Carolina LLR: llronline.com. No license = no hire.
• Resistance to providing insurance certificates — Should be provided immediately upon request. Delays or "I'll get that to you" is a warning sign.
• Insurance only in their personal name, not the company name — Company work should be covered by company-held policies.
• Only carries general liability, not workers' comp — If a worker is injured on your property and the contractor has no workers' comp, you may be liable.
• License is for a different category than your project requires — SC contractor licensing has specialty categories. Ensure the license matches the work being performed.

• Requesting 50%+ upfront — Standard upfront payments are 10–25% to mobilize the project. Asking for half or more before work begins is a serious red flag.
• Cash only — While not automatically suspicious, cash-only contractors are harder to pursue legally if disputes arise. Checks and wire transfers create a paper trail.
• No written payment schedule tied to milestones — Payment should be tied to completed work, not arbitrary dates.
• Pressure to make large payments before inspections pass — Inspections confirm work meets code. Paying before that milestone removes your leverage.

• Difficulty reaching them before you've signed — How they communicate during the sales process predicts how they'll communicate during construction.
• No defined point of contact for your project — "You can call anyone on the team" is not a communication plan.
• Dismissive of your questions — A contractor who makes you feel like asking about permits or insurance is an insult is not a contractor who will treat you as a partner during construction.
• Verbal agreements instead of written documentation — "We'll figure it out" or "trust me" instead of written change orders is how disputes begin.

• Different crews every week with no explanation — Consistent trade crews produce better quality. High turnover suggests the contractor has difficulty retaining subs.
• Cannot tell you who is performing which work — You should know which company is doing your plumbing, electrical, and tile work.
• Subcontractors who show up without introduction — Professional contractors introduce their trade partners and ensure you know who is in your home.
• Receiving calls from subcontractors asking for payment directly — This can signal the general contractor isn't paying their subs, which can lead to mechanic's liens filed against your property.

• "We can skip the permit — saves you time and money" — This is the single biggest red flag in residential remodeling. Unpermitted work can result in: forced demolition, inability to sell your home, voided homeowners insurance claims, and personal liability. Walk away.
• Permits pulled in the homeowner's name — When you pull your own permit, you assume full liability for the work and inspections. The contractor should pull permits as the licensed contractor of record.
• No mention of inspections — Permitted work requires inspections at key milestones. A contractor who doesn't discuss inspections may not be planning to schedule them.

• Multiple complaints about unfinished work or disappearing contractors
• Responses to negative reviews that blame the homeowner
• No reviews at all — for a contractor claiming 10+ years in business
• Reviews that are all generic and undated
• Complaints with the SC Contractor's Licensing Board — Searchable at LLR
• Active liens against former projects — Check county records

• Crew absent for days with no communication
• Materials not matching what was specified in the proposal
• Change orders presented verbally or after the work is already done
• Pressure for the next payment before the prior milestone is complete
• Work done out of sequence (e.g., tile installed before rough-in inspection)
• Damage to unaffected areas of your home not acknowledged or addressed
• Subcontractors expressing uncertainty about payment from the general contractor