Homeowner Questions, Answered
Planning and cost
How accurate are the cost ranges on this site?
They cover typical projects done by licensed contractors in the Seattle area. Your project can land outside them when the house hides problems, access is difficult or you choose premium materials. Use them to plan and to sanity-check quotes.
How many quotes should I get?
Three is the usual advice and it holds. Fewer and you cannot tell what is normal; more and the comparison gets harder rather than better. Make sure all three price the same scope.
Why are quotes for the same job so different?
They usually describe different jobs. One includes tear-off, permits and cleanup; another assumes you handle them. Line up the scopes before you compare totals. The roofing quotes guide shows how.
Is the busy season more expensive?
Exterior work books up fastest in spring and summer, when weather allows it. Interior remodels are steadier through the year. Booking early matters more than haggling over season.
Permit questions
Do I need a permit?
For structural changes, additions, raised decks, and new or moved plumbing, gas and wiring: yes. For paint, cabinets and like-for-like repairs: usually not. The Permit Checker applies the rules for your city.
How long do permits take?
From a few days for simple trade permits to several months for additions in busy periods. Complete applications move fastest.
What is a critical area?
Land the city protects or regulates more closely: steep slopes, landslide hazards, wetlands, streams and their buffers. Work in or near one triggers extra review.
Hiring
How do I check a contractor's license?
Search the company on the Washington Department of Labor & Industries "Verify a Contractor" tool. It shows registration status, bond, insurance and any claims.
What should be in the contract?
The scope in detail, materials by brand and model where it matters, the total price, the payment schedule, start and finish estimates, who pulls permits, how changes are priced, cleanup and warranty terms.
How much deposit is normal?
A deposit that covers ordering materials is reasonable, often 10% to 30% depending on the project. Be wary of a request for most of the price before work starts.
What is a lien release?
Subcontractors and suppliers can file a lien against your property if they are not paid. Ask for lien releases with each payment on larger projects so you are not paying twice.
During and after
Should I be home during the work?
Not all the time. You need to be reachable for decisions and present at the start, at milestones and at the final walkthrough.
What if I find a problem after the job is done?
Contact the contractor in writing with photos. Workmanship warranties typically cover installation problems; manufacturer warranties cover material defects. If the contractor does not respond, the bond listed on their L&I record exists for this.