Choosing a renovation contractor is the single most important decision in your entire project. The right contractor delivers on time, on budget, with a finished result that lasts 20 years. The wrong one leaves you with cost overruns, missed deadlines, failed inspections, and in the worst cases, unsafe work hidden behind drywall.
This is the list of questions we tell every homeowner to ask — including the questions they should ask us. If a contractor cannot answer all ten clearly and confidently, keep looking.
1. Are You Licensed, Insured, and WSIB-Registered?
In Ontario, general contractors are not strictly licensed at the provincial level, but the trades inside the renovation are. Electricians must be licensed and registered with the Electrical Safety Authority. Plumbers must be licensed under the Ontario College of Trades. Your contractor should be able to name the specific trades they use and confirm those trades are licensed.
The contractor themselves should carry commercial general liability insurance (minimum $2 million coverage is standard in the GTA) and be registered with WSIB (Workplace Safety and Insurance Board). If a worker gets hurt on your property and the contractor is not WSIB-registered, you can be held personally liable. Ask for proof of both before signing anything — a current insurance certificate and a WSIB clearance certificate.
2. Can I See Three Recent Projects Similar to Mine?
Not “any” three projects — three that match yours in scope and complexity. If you are doing a kitchen, ask to see kitchens. If you are doing a basement, ask to see basements. Recent matters too — “recent” means in the last 18 months, not five years ago.
If possible, drive past one of them. A good contractor will offer to put you in touch with past clients, and those clients will be happy to talk because their renovation went well. If a contractor hesitates on references, that is a red flag.
3. Do You Pull Permits, or Do I?
This question separates real contractors from cash-only operators. A professional contractor pulls the permits in their name (or the homeowner’s name with their full administrative support), submits drawings, coordinates inspections, and handles failed inspections. A contractor who says “you do not need permits for this” or “you can pull them yourself” is usually trying to avoid scrutiny.
For any work involving framing, electrical, plumbing, or structural changes, you legally need permits in Vaughan, Markham, Richmond Hill, and across the GTA. Unpermitted work creates problems at resale, can void insurance claims, and can be ordered torn out by the municipality.
4. Will You Give Me a Fixed-Price Written Quote With a Detailed Scope?
“Time and materials” or “we will see how it goes” pricing is how renovations end up 40 percent over budget. A professional contractor gives you a fixed-price written quote based on a detailed scope of work. The scope should specify:
- Exact dimensions and quantities (tile sq ft, drywall sheets, cabinet linear feet)
- Specific brands and model numbers for fixtures and finishes
- Allowances for items not yet selected (e.g., $2,500 allowance for vanity)
- What is excluded (often: appliances, furniture, window coverings)
- Payment schedule tied to milestones
- Start and finish dates
- Warranty terms
If the quote is a single number on one page with no breakdown, ask for the detailed version. A contractor who cannot provide one has not actually thought through the project.
5. What Is Your Timeline, and What Happens If You Are Late?
Ask for a written schedule with start and end dates, and ask what happens if the project runs over. Some contractors offer guarantees — a credit for every week the project exceeds the agreed schedule. Most do not, but they should at least give you an honest range and explain what could push the timeline (permit delays, material backorders, weather for exterior work).
Watch for contractors who promise unrealistic timelines to win the job. A bathroom does not finish in two weeks. A kitchen does not finish in three. If a contractor is dramatically faster than every other quote, ask how — usually it means corners are being cut somewhere.
6. Who Will Actually Be on My Job?
The person who quotes the job is not always the person doing the work. Find out:
- Are the trades employees of the contractor, or subcontractors?
- Who is the project manager — is there a single point of contact?
- How often will the project manager be on site?
- Who do I call if something goes wrong at 4 pm on a Friday?
A small project (bathroom, basement) needs a project manager on site at least every other day. A larger project (kitchen, full home) needs someone every day. If the contractor says “we will be in touch when needed,” that is not a project management approach.
7. How Do You Handle Change Orders?
Changes will come up. You will see something during construction that you want to change. The contractor will find something behind a wall that needs additional work. The question is how this is handled.
A professional contractor uses written change orders that document the scope change, the cost, the schedule impact, and require your signature before the change is executed. “Verbal change orders” are how renovations turn into nightmares. Get every change in writing.
8. What Is Your Payment Schedule?
In Ontario, the standard payment structure is staged based on milestones — not lump sums up front. A reasonable schedule looks like:
- 10 to 15 percent deposit on signing (covers initial design, material orders, mobilization)
- 20 to 25 percent at demolition and rough-in completion
- 25 to 30 percent at drywall and tile completion
- 20 to 25 percent at substantial completion
- 10 percent final holdback released after deficiency list is closed
A contractor who demands 50 percent up front, or full payment before substantial completion, is a major red flag. Construction Act provisions in Ontario protect homeowners on holdbacks — do not waive them.
9. What Warranty Do You Offer?
Ask specifically: what is covered, for how long, and what is your process for warranty claims? A standard renovation warranty in the GTA is:
- One year on workmanship for general construction
- Two years on plumbing and electrical work
- Manufacturer warranties on appliances, fixtures, and materials (passed through to you)
Get the warranty terms in writing. “We stand behind our work” is not a warranty. A written warranty with a clear claims process is.
10. Why Are You the Right Contractor for My Project?
This is the question most homeowners forget to ask. It is open-ended on purpose. Listen to how they answer:
- Do they ask follow-up questions about your project?
- Do they talk about specific challenges your project might present?
- Do they bring up problems you hadn’t thought about (permits, ceiling height, plumbing)?
- Do they explain how they would approach the project?
A great contractor sells expertise, not price. If the answer is just “we are the cheapest” or “we have been in business 20 years,” that is not enough. You want someone who has thought about your specific project before you signed anything.
The Red Flags That Should Stop You Immediately
- Demands cash only, especially for a “discount”
- Will not provide insurance certificate or WSIB clearance
- No written quote — verbal pricing only
- Pressure to sign today or “this price expires”
- No physical office or registered business address
- Wants 50 percent or more up front
- Tells you permits are not needed when they clearly are
- Negative recent reviews, especially patterns of late delivery or unfinished work
- Cannot name the specific trades they will use
- Has no website or no portfolio of recent work
What to Do Next
Get three written quotes for any project over $15,000. Compare them based on scope, not just total price — a quote that is $5,000 lower but excludes plumbing fixtures is not actually cheaper. Check each contractor’s references, insurance, and online reviews. Then choose the contractor you trust most, not necessarily the cheapest.
If you are planning a renovation in Vaughan, Markham, Richmond Hill, or the broader GTA and want a written quote backed by detailed scope, references, and a transparent process, book a free consultation or call +1 647-673-3343. We answer all ten of these questions in our first meeting before you commit to anything.
Frequently Asked Questions
What questions should I ask before hiring a renovation contractor?
The most important questions are about licensing and insurance, recent comparable projects, permits, fixed-price written quotes, timeline and schedule guarantees, project management on site, change order process, payment schedule, warranty terms, and why they are right for your specific project.
How do I know if a contractor is legitimate in Ontario?
Verify three things: current commercial general liability insurance (minimum $2M), WSIB clearance certificate, and licensed trades for electrical (ESA registered) and plumbing. Ask for documentation, do not accept verbal confirmation.
What is a reasonable deposit for a renovation contractor?
A 10 to 15 percent deposit at contract signing is standard in the GTA. Anything over 25 percent up front is a red flag. Reputable contractors stage payments based on completion milestones, not lump sums.
What are the biggest red flags when hiring a renovation contractor?
Demands cash only, no written quote, no insurance certificate, no WSIB clearance, pressure tactics to sign immediately, demands over 50 percent up front, claims permits are not needed when they clearly are, and no physical business address or portfolio of recent work.
How many quotes should I get before hiring a contractor?
Get three written quotes for any project over $15,000. Compare them based on detailed scope and what is included, not just total price. The cheapest quote often excludes items that turn into change orders later.
