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) for work over $1,000. The class depends on the value of the contract: Class C for a single contract over $1,000 and under $30,000, Class B from $30,000 up to $150,000, and Class A for $150,000 or more (or $1 million or more of work in a 12-month period). Make sure the contractor's class covers your job: contracting without the proper class for the value of the work is a Class 1 misdemeanor under Virginia law. You can verify any contractor's license on the DPOR website in a couple of minutes. 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. Virginia lets owners do work on their own primary residence, so a homeowner can apply for a permit, but then you, not a licensed contractor, answer for the work. When a licensed contractor pulls the permit, they furnish proof of their license to the building department, and Virginia requires every residential contract to include the contractor's assurance that they will comply with local permit, inspection, and zoning requirements.

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?

Virginia requires the written contract to include the progress-payment schedule and a specific statement of the down payment amount. In our experience, legitimate contractors 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. A request for more than half up front 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. Virginia requires residential contractors to use a legible written contract, signed by both parties before work starts or payments are accepted, and to give you a fully executed copy before work begins. At minimum it must state: when work begins and the estimated completion date; the total cost; the progress-payment schedule and the down payment; the materials and work specified; the cancellation rights of both parties; the contractor's name, address, license number, class, and specialties; that any change to cost, materials, work, or completion date must be in writing and signed by all parties; the contractor's assurance of compliance with local permit, inspection, and zoning requirements; and a notice about the Virginia Contractor Transaction Recovery Fund. 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)