Scope and pricing
- Is the contract based on the adjuster's approved estimate, your own estimate, or a fixed price?
- How are supplements handled if more damage is found after work starts?
- Which items are excluded, and are any listed as allowances to be decided later?
- If I choose upgrades, how are they priced and billed separately from insured work?
Licensing, insurance and trades
- Who holds the contractor license or registration that the City of Westminster or my city requires for this work?
- Can I see current certificates of general liability and workers' compensation insurance?
- Which trades are subcontracted, and are those subcontractors licensed where required?
- Who will be on site day to day, and who is my main contact?
Money and paperwork
- What is the payment schedule, and is it tied to completed stages of work?
- How does the schedule line up with my mortgage servicer's draw process?
- Will you provide lien waivers from subcontractors and suppliers with each payment?
- Does the contract include an assignment of benefits or direction to pay, and what does that mean for me?
- What are the cancellation terms?
Contract terms: reassuring versus worth a second look
Reassuring
- Written scope that references specific estimate lines
- Payments tied to inspected milestones
- Change orders must be written and signed before work
- Clear start date and an estimated schedule by phase
Worth a second look
- Large deposit before any material is ordered
- Vague language like work as needed or per insurance
- Contractor authorized to negotiate your claim on your behalf
- No mention of permits or who pulls them
Common questions
How many reconstruction bids should I get?
Two or three is common. The emergency phase rarely allows time to compare, but the rebuild usually does. Give every bidder the same written scope so the comparison is fair.
The contractor wants me to sign today. Should I?
For board-up and emergency services, quick decisions are sometimes necessary. For a reconstruction contract, pressure to sign immediately is a reason to slow down. Ask for a copy to read overnight, and walk away from anyone who refuses.
Can I check a contractor's license myself?
Many Colorado cities, including those around Westminster, license or register contractors locally rather than through a single statewide license for general contractors. Ask the building division of your city how to confirm a contractor's standing.
General information for Westminster, not a quote or professional advice. In an emergency, call 911.