How to Choose a General Contractor in Virginia

Hiring a general contractor is the biggest decision in any building or renovation project. The right one keeps your job on budget, on schedule and up to code. The wrong one can cost you far more than the project itself. Here is how to choose a general contractor in Virginia, step by step.

1. Make sure the license matches the size of your job

Virginia licenses contractors in three classes, and each class has a dollar limit per project:

• Class A: projects of $150,000 or more

• Class B: projects from $30,000 up to $150,000

• Class C: projects over $1,000 up to $30,000

A contractor working above their class limit is working outside the law. For a custom home, an addition or a whole-home renovation, you almost always need a Class A contractor.

2. Look the license up yourself

Ask for the license number, then check it on the Virginia DPOR License Lookup. It takes two minutes. Confirm that the license is active, that the class fits your project, and that the business name matches the name on your contract. The lookup also shows whether the license has any disciplinary history.

3. Ask about insurance

A license is not insurance. Ask for proof of general liability coverage. If something is damaged during the job and the contractor has no coverage, you could end up paying for it.

4. Get everything in a written contract

A good contract spells out the scope of work, the price, the payment schedule, the start and estimated finish dates, and the contractor's license number. It should also explain how change orders are handled. Read it fully before you sign, and ask about anything unclear.

5. Keep the deposit reasonable

Virginia's Board for Contractors recommends a down payment of about 10% of the total cost, or about 30% when the job requires custom-made items. Be cautious of anyone asking for a large share of the price before work starts.

6. Ask who will run your project day to day

Find out who is on site, who you call with questions, and how often you get updates. On large projects, a dedicated project manager makes a real difference. Also ask who handles permits and inspections. Your general contractor should.

7. Look at real, recent work

Ask to see completed projects similar to yours, and read their Google reviews. Recent, detailed reviews from real clients tell you more than any sales pitch.

8. Compare bids line by line

The lowest bid is not always the cheapest job. Compare what each bid actually includes: materials, allowances, permits, cleanup and contingency. A line-item budget makes the comparison honest.

If something goes wrong

If you have a problem with a licensed contractor, you can file a complaint with DPOR. Virginia also has a Contractor Transaction Recovery Fund that may help homeowners recover losses in some cases involving licensed contractors. That protection does not apply when you hire someone unlicensed, which is one more reason to check first.

Working with Ferrane Construction

Ferrane Construction is a Virginia Class A contractor, License No. 2705181766, building custom homes, additions and renovations across Northern Virginia. You are welcome to look us up on DPOR before we ever meet. When you're ready, book a consultation and we'll walk you through the process.

This article is general information, not legal advice.