How to vet a remodeling contractor in Missouri

Insurance, confirmed by the agent

Ask for a certificate of general liability insurance sent to you directly by the contractor's insurance agent, listing you as certificate holder. A photocopy from the contractor proves little. Also ask about workers' compensation. If a worker without coverage is injured on your property, the claim can land on you.

Local registration and licensed trades

Many cities and St. Louis County require contractors to register or hold a local license. Electrical, plumbing and mechanical work must be done by tradespeople licensed in the jurisdiction. Ask who will perform that work and whether permits will be pulled under their licenses.

A real contract

It should name the parties, describe the scope in detail, list what is excluded, state allowances in dollars, give a start window and duration, define how changes are priced and approved, set out the payment schedule and describe the warranty. A one-page estimate with a total at the bottom does not qualify as a contract.

Payments tied to progress

A deposit to secure a place on the schedule and order materials is normal. After that, payments should follow milestones you can see: rough-in complete, drywall complete, cabinets installed. Be cautious about paying large sums up front, and hold a meaningful final payment until the punch list is complete.

Lien waivers

Under Missouri law, subcontractors and suppliers who are not paid can file a mechanic's lien against your property, even if you paid the general contractor in full. Missouri requires contractors to give homeowners a written notice about this. Protect yourself by asking for lien waivers from the contractor, and from major subcontractors and suppliers, with each payment.

References you can verify

Ask for recent clients with projects like yours, and call them. Ask whether the job finished near the quoted price and schedule, how problems were handled, and whether they would hire the contractor again. Look at reviews, but give more weight to a conversation.

Warning signs

A request that you pull the permit yourself. Pressure to sign today. Cash-only terms. No physical local address. A price far below the other bids with no explanation of what is different. Unwillingness to put things in writing.