Why This Checklist Exists
Hiring a contractor is one of the biggest financial decisions a homeowner makes, and Vancouver's booming construction market means there are more contractors to choose from than ever — some excellent, some not. This checklist is based on 15 years of experience in the Vancouver residential construction industry and the patterns we have seen in both successful and troubled projects.
Before You Contact Anyone
Before reaching out to contractors, get your own house in order:
Define your scope clearly. Write down exactly what you want done. The more specific you are, the more accurate your quotes will be. "Renovate the kitchen" is vague. "Remove the wall between the kitchen and dining room, install new cabinets, quartz countertops, tile backsplash, and upgrade all lighting" gives a contractor enough detail to provide a meaningful estimate.
Set a realistic budget. Research costs for your type of project in Vancouver (our blog covers many common project costs). Set your maximum budget and add a 15% contingency for unexpected issues — especially in older Vancouver homes where surprises behind the walls are common.
Determine your timeline. Know when you need the project completed and be realistic about how long construction takes. Rushing a project rarely improves the outcome.
Credential Verification
These are non-negotiable requirements for any contractor working on your Vancouver home:
Business registration. Verify they are a registered business in British Columbia. You can check the BC Corporate Registry online.
Insurance. Request proof of comprehensive general liability insurance (minimum $2 million is standard) and WorkSafe BC coverage. If a contractor does not carry proper insurance and a worker is injured on your property, you could be liable.
References. Ask for at least three references from projects completed in the last 12 months in the Greater Vancouver area. Call them. Ask about quality, communication, timeline adherence, and how the contractor handled any issues that arose.
Online reputation. Check Google Reviews, HomeStars, and the Better Business Bureau. A few negative reviews among many positive ones is normal. A pattern of complaints about the same issues (poor communication, cost overruns, unfinished work) is a warning sign.
The Quote Process
Get written quotes from at least three contractors. When comparing quotes:
Compare scope, not just price. The cheapest quote often excludes items that the more expensive quotes include. Make sure you are comparing equivalent scopes of work. Ask each contractor to itemize materials, labour, permits, and any allowances.
Watch for vague language. Phrases like "as needed," "typical installation," or "standard materials" leave too much room for interpretation. Good quotes specify exact materials, quantities, and finishes.
Understand the payment schedule. A reasonable payment structure ties payments to completed milestones, not arbitrary dates. A typical structure might be 10% deposit, 25% at framing completion, 25% at mechanical rough-in, 25% at finishing, and 15% at final walkthrough.
Ask about change orders. Every renovation encounters changes. How does the contractor handle them? A professional contractor provides written change orders with cost and timeline implications before proceeding with any changes.
Red Flags That Should Stop You
Walk away if a contractor:
- Pressures you to sign immediately or offers a "today only" discount
- Cannot or will not provide proof of insurance
- Wants a deposit larger than 10-15% of the project total
- Has no permanent business address or professional presence
- Suggests skipping building permits to "save money"
- Will not provide a written contract with detailed specifications
- Is evasive about their subcontractors or where they source materials
- Cannot clearly explain their warranty on labour and materials
- Has multiple unresolved complaints with consumer protection agencies
The Contract
Never start a project without a written contract. It should include:
- Detailed scope of work with material specifications
- Total price and payment schedule tied to milestones
- Projected start and completion dates
- Process for handling changes and change orders
- Warranty terms for both labour and materials
- Cleanup and waste disposal responsibilities
- Insurance and liability provisions
- Dispute resolution process
- Conditions for contract termination by either party
Read every word. If something is unclear, ask for clarification before signing. A contractor who rushes you past the contract details is not someone you want building your home.
During the Project
Once construction begins:
Maintain communication. Establish a regular check-in schedule — weekly at minimum for larger projects. A good contractor proactively communicates progress and any issues.
Document everything. Take photos at each stage, especially before walls are closed up. Keep copies of all change orders, receipts, and communications.
Address concerns immediately. If something does not look right or does not match your understanding, raise it right away. Issues are always easier and cheaper to fix early.
Hold to the payment schedule. Do not pay ahead of the agreed milestones. Final payment should be withheld until you have done a thorough walkthrough and all items on the punch list are resolved.
Final Walkthrough
Before making your final payment:
- Walk through every room and every detail with the contractor
- Test all fixtures, switches, doors, and windows
- Check all finishing details — grout lines, paint edges, trim joints, caulking
- Verify all permits have been signed off by the city inspector
- Get all warranty documentation and maintenance instructions
- Confirm cleanup is complete and any debris has been removed
A professional contractor expects a thorough walkthrough and will address any legitimate concerns before asking for final payment.
Trust Your Instincts
Beyond all the practical steps, trust how the contractor makes you feel. Are they listening to you? Do they explain things clearly? Do they seem organized and professional? Construction projects involve months of close communication, and working with someone you trust and respect makes the entire experience better.
We are always happy to walk Vancouver homeowners through this process, whether you end up working with us or not. A well-informed homeowner makes better decisions, and that is good for the entire industry.