How to Choose a General Contractor in Washington

Short Answer: Shortlist only general contractors with an ACTIVE registration, a current $30,000 bond and liability insurance. Then compare at least two detailed written bids on scope, schedule and payment terms, check references and sign a detailed contract.

Quick Facts

A general contractor (GC) manages your project: scheduling trades, ordering materials, pulling permits and taking responsibility for the result. Choosing well is the single biggest decision in a remodel or build. This step-by-step process works for projects of any size in Washington.

Step 1: Define Your Project

Before calling anyone, write down:

• what you want done, room by room,
• must-haves and nice-to-haves,
• a realistic budget range,
• your timeline and any fixed dates.

A clear brief gets you comparable bids. Vague requests get vague quotes.

Step 2: Decide Whether You Need a GC

If the job involves several trades, you generally need a contractor registered as a general contractor. A specialty contractor is registered for one trade. The difference is explained in General vs Specialty Contractor Registration in Washington.

Step 3: Build a Shortlist

Sources of good candidates:

• recommendations from neighbours, friends and your architect or designer,
• local building suppliers, who know which contractors pay their bills,
• our directory of Licensed General Contractors in Washington, organised by city.

Aim for four to six names.

Step 4: Verify Every Name

For each candidate, check the state record:

• status is ACTIVE,
• registration is general, not only specialty,
• bond ($30,000 for general contractors) and insurance are current,
• no unresolved bond lawsuits or infractions,
• the legal name matches the business you are talking to.

Remove anyone who fails. The checking steps are in How to Check a Contractor License in Washington.

Step 5: Interview

Meet your top three or four. Ask about similar projects, who will run the site, subcontractors, permits, schedule, communication and warranty. A full list is in Questions to Ask Before Hiring a Contractor.

Pay attention to how they listen. A good GC asks you questions too.

Step 6: Get Written Bids

Ask each finalist for a written bid based on the same brief. Good bids include:

• a detailed scope,
• materials and allowances,
• a price breakdown,
• a schedule,
• a payment schedule,
• exclusions.

Step 7: Compare Bids Properly

Be cautious of a bid far below the others; ask what it does not include.

Step 8: Check References

Call two or three recent clients with similar projects. Ask:

• Was the work finished on time and on budget?
• How were problems and changes handled?
• Would you hire them again?

If possible, visit a finished project.

Step 9: Negotiate and Sign a Solid Contract

Once you pick a GC, turn the bid into a contract that covers everything in the Home Improvement Contract Checklist for Washington. Make sure you receive the Notice to Customer required under RCW 18.27.114.

Tip: Agree a retainage amount, held until final inspection and lien releases. It gives both sides a clear finish line.

Step 10: Manage the Relationship

• Hold a short weekly check-in.
• Keep all changes in signed change orders.
• Pay only for completed milestones.
• Collect lien releases as subcontractors and suppliers are paid.
• Re-check the registration before large payments.

Warning Signs During Selection

• Reluctance to share a registration number.
• Pressure to sign quickly.
• A request to pull the permit yourself.
• Large upfront deposits.
• No written contract.

See contractor scam red flags for more.

Design-Build vs Bid-Build

Some GCs offer design-build, handling design and construction together. Others build from plans you get from an architect (bid-build). Design-build can be simpler; bid-build makes it easier to compare like-for-like bids. Either way, verification, references and the contract work the same.

A Worked Example: Comparing Three Remodel Bids

Imagine three registered general contractors bidding on the same bathroom remodel brief. The totals differ, but the totals are the least useful number on the page.

• Bid A is the lowest. Reading closely, it uses a small tile allowance, excludes the permit fee and lists “electrical by others”.
• Bid B sits in the middle. It includes permits, a realistic tile allowance and named subcontractors for plumbing and electrical work, with a milestone payment schedule.
• Bid C is the highest. It includes everything in B plus a contingency line and a longer warranty.

Once the missing items in A are priced in, A may cost more than B. The choice between B and C then comes down to schedule, communication, references and how much contingency you want to carry yourself. This is why asking every bidder to price the same written brief matters: it turns a confusing set of totals into a fair comparison.

Questions to Ask Yourself Before You Decide

• Did the contractor explain trade-offs clearly, or just push a price?
• Did they visit the site and measure, or bid from photos?
• Were their answers about permits and subcontractors specific?
• Did their references describe problems being handled well, not just a perfect job?
• Does the payment schedule leave you holding enough money until the end?

Common Mistakes When Choosing a General Contractor

1. Choosing on price alone. The cheapest bid is often the least complete one.
2. Skipping the registration check because someone was recommended by a friend.
3. Accepting a verbal scope. If it is not written down, it is not part of the job.
4. Paying too much up front. A deposit should cover early costs, not the whole project.
5. Ignoring the schedule. A contractor juggling too many jobs will struggle to keep yours moving.
6. Not planning for surprises. Older homes hide problems; a sensible contingency avoids arguments later.

Avoiding these mistakes does more to protect your project than any single question in an interview.

Plan for the Unexpected

Agree in advance how hidden conditions, such as rot or old wiring, will be priced and approved.

Bottom Line

Choose a general contractor on verified credentials, clear communication and a well-defined bid, not on price alone. The extra week spent choosing carefully is short compared with living with the result.