We've Got You Covered
Choosing the right subcontractor can make – or break – your custom home project. While a deep dive into credentials, references, and past work is ideal, sometimes you need to move fast. Here's a streamlined, six-step process you can complete in just half an hour.
After 25 years of building custom homes, we've learned that the quality of your subcontractors directly impacts the quality of your finished home. A great electrician doesn't just wire your house to code – they anticipate your needs, suggest improvements, and leave the job site cleaner than they found it. A mediocre one checks boxes and moves on.
The challenge? When you're managing your own project or working with a general contractor who's new to you, how do you separate the craftsmen from the corner-cutters? Use this checklist.
The Six-Step Vetting Process
1. Verify Licensing and Insurance (5 minutes)
Start with the basics. In Florida, most trades require specific licensing:
- General Contractors: Must have a state or local contractor's license (check the Florida Department of Business and Professional Regulation)
- Electrical, Plumbing, HVAC: Require trade-specific licenses
- Insurance: Confirm they carry both general liability and workers' compensation insurance
Red flag: If they hesitate to provide documentation or their insurance is expired, walk away. This is non-negotiable.
2. Check Online Reviews and Reputation (5 minutes)
A quick search can reveal patterns:
- Google reviews and Better Business Bureau ratings
- Complaints about timeline delays or communication issues
- Photos of completed work (or lack thereof)
What to look for: Consistent positive feedback about craftsmanship, communication, and reliability. Nobody's perfect – one or two negative reviews among dozens of positive ones isn't a dealbreaker. But watch for patterns.
3. Request References and Follow Up (10 minutes)
Ask for three recent references from similar projects. When you call:
- "Was the work completed on time and on budget?"
- "How did they handle problems or changes?"
- "Would you hire them again?"
- "Any surprises – good or bad?"
Pro tip: If possible, ask to see photos of the completed work or even visit a job site. Nothing beats seeing their work in person.
4. Discuss Your Project Scope and Timeline (5 minutes)
Explain what you need and ask:
- "When can you start?"
- "How long will the work take?"
- "What's your typical process for this type of work?"
- "How do you handle unforeseen issues?"
Red flag: Vague answers or promises that seem too good to be true. A reputable subcontractor will give you realistic timelines and explain their process clearly.
5. Evaluate Communication and Professionalism (Ongoing)
Pay attention to how they interact with you:
- Do they return calls and emails promptly?
- Are they asking good questions about your project?
- Do they explain technical details in ways you can understand?
- Are they respectful of your time and property?
Trust your gut: If something feels off during the vetting process, it usually gets worse once work begins.
6. Get Everything in Writing (5 minutes)
Before work begins, ensure you have:
- A detailed written estimate or contract
- Clear scope of work and timeline
- Payment schedule (never pay everything upfront)
- Warranty or guarantee information
- Insurance certificates
Pro tip: A reputable subcontractor will expect and appreciate a detailed contract. If they're resistant to putting things in writing, that's a major red flag.
The Bottom Line
Vetting subcontractors doesn't have to take weeks. With this focused 30-minute process, you can gather the essential information to make an informed decision. However, remember that no checklist can replace experience and judgment.
This is one reason why many homeowners choose a design-build firm like L & K Custom Homes. We've spent 25 years building relationships with the best subcontractors in the Tampa Bay area. Our network includes master craftsmen who we trust implicitly because we've worked with them on dozens of projects. When you work with us, you get the benefit of our vetting process and our reputation – subcontractors know that if they don't meet our standards, they won't be back.
Of course, if you prefer to bring your own trusted subcontractors, we're happy to integrate them into the project. We flex to fit your needs.
Need Help?
If the thought of managing multiple subcontractors sounds overwhelming, you're not alone. That's what we're here for. Whether you need us to handle everything or just want guidance on specific trades, we're happy to help. Give us a call – we'd love to hear about your project.