Most renovation horror stories start with a poorly chosen contractor. Missed deadlines, hidden extra costs, unfinished work — all avoidable if you know what to look for. Here are the 7 most important criteria.
1. Do they offer a fixed price?
The only way to avoid surprises: fixed price, written in the contract. If a contractor can only give you an approximate estimate, or answers every question with "it depends", that's a warning sign. A reliable contractor breaks down the quote itemised and sticks to it.
2. Do they show references?
Ask for their last 3–5 projects — photos and ideally client contact details. If they refuse or only show old, vague photos, move on.
3. How do they communicate?
First contact reveals a lot. If they take days to reply, don't listen to your questions, or rush you to decide — they'll behave the same way during construction.
4. What does the warranty cover?
A reliable contractor provides at least 2 years of warranty on workmanship defects. No written warranty or verbal promises only = high risk.
5. What's the payment schedule?
Standard: 20–30% deposit, then milestone-linked payments, 10–20% at final handover. If someone asks for 50–70% upfront, that's a warning sign.
6. Do they use subcontractors, and who are they?
Most contractors use subcontractors for certain trades — this is normal. But ask who they are and whether the general contractor takes responsibility for their work too.
7. Can they handle the paperwork?
Permits, technical documentation, handover protocol — these are all part of a reliable contractor's job. If they have no idea about these or try to push it onto you, that's another warning sign.
Frequently asked questions
Acceptable deposit: 20–30% at project start. Above 50% upfront is a warning sign. Pay the remainder in milestone-linked instalments, with the final 10–20% at handover.
A general contractor coordinates the entire project and is responsible for all work — including any subcontractors they bring in. A subcontractor handles only one trade (e.g. electrical, tiling).
A turnkey renovation covers everything: planning, procurement, construction, cleaning, and handover. The client is involved at the initial assessment and receives a move-in-ready property at the end.