How to Choose a General Contractor in Richmond, VA: 7 Questions to Ask

Virginia has thousands of licensed contractors and an unknown number of unlicensed ones. The difference between a great experience and a horror story almost always comes down to who you hired and what you didn't ask before signing. Here's the framework we'd want our own family members to use.

1. Are You Licensed in Virginia — and at What Class?

Virginia requires contractors to hold a license from the Department of Professional and Occupational Regulation (DPOR). There are three classes: Class C (up to $10,000 per job), Class B (up to $120,000 per job), and Class A (unlimited). For any significant remodel or addition, you want a Class A or Class B contractor. You can verify any contractor's license at the DPOR website — it takes 30 seconds. MAS Contractors holds a Class A General Contractor License.

2. Do You Carry General Liability and Workers' Compensation Insurance?

Ask for a Certificate of Insurance — a legitimate contractor will send it without hesitation. General liability protects your property if something is damaged. Workers' compensation protects you if a worker is injured on your property (without it, you could be liable). Both are non-negotiable.

3. Do You Pull the Permits, or Do You Ask Me To?

Red flag: any contractor who asks you to pull the permit yourself as a homeowner, or suggests you skip it entirely. When a licensed contractor pulls a permit, they're putting their license on the line — which means they're accountable for code compliance. When homeowners pull their own permits, they become the contractor of record and carry all the liability.

4. Can You Provide References from Jobs in the Richmond Area?

Ask for 3 references from projects completed in the last 12 months, in the same neighborhood or city if possible. Call them. Ask: Did they finish on time? Were there surprises in the final bill? Would you hire them again? A great contractor will give you references enthusiastically.

5. What Does Your Payment Schedule Look Like?

Legitimate contractors will ask for a deposit (typically 10–33% depending on project size) with progress payments tied to completion milestones, and a final payment only after the work is done and you're satisfied. Any contractor asking for more than 50% upfront is a warning sign. Full payment before the job starts is how scams begin.

6. Will You Use Subcontractors, and Are They Licensed?

Most general contractors use subcontractors for specialized trades (HVAC, electrical, plumbing). That's normal. What you need to know is whether the subs are licensed for their trade in Virginia and covered under the GC's insurance. Ask for confirmation in writing.

7. Will I Receive a Written Contract?

Never hire a contractor based on a verbal agreement or a one-page proposal. A proper contract should include: full scope of work with specifications, payment schedule tied to milestones, start and estimated completion date, how change orders are handled, warranty terms, and what happens if either party defaults. If a contractor resists putting things in writing, walk away.

Red Flags to Watch For in Richmond

• Knocking on your door after a storm offering immediate low-price repairs (storm chasers)
• Demanding cash payment only
• Offering a discount if you let them use your house as a "model home" for advertising
• Unable to provide a Virginia license number or insurance certificate
• No physical business address — only a cell phone number
• Significantly lower than every other bid (they're cutting something — quality, permits, insurance, or labor)