Hiring Guide
What to Expect When Hiring a Remodeling Contractor in LA and Ventura County
California has clear rules on how a remodeling contractor must work with you. This guide covers what the state and your local building department expect, and what to ask before you sign, whether you are in Los Angeles, the San Fernando Valley, Thousand Oaks, Simi Valley or elsewhere in Ventura County.
1. Verify the license first
Use the state's free license check before you talk price. The license should be active, with the required $25,000 bond on file.
- ADUs and other projects that involve several different trades are handled by a Class B general building contractor, according to the state contractor board's ADU guide.
- If the contractor has employees, workers' compensation insurance is required.
- Ask for a certificate of insurance.
2. Get a detailed written contract
Home improvement projects over $500 need a written contract, signed by both sides before work starts. Specific beats vague: “Install kitchen cabinets” is too vague, while “Install oak cabinets, brand X, model Y, per plan” is what you want.
The state's consumer guide to home improvement contracts explains each required section.
It should include:
- The contractor's name, address and license number
- A description of the work and materials (brand, model, color)
- The total price
- Approximate start and completion dates
- A payment schedule
3. Know the payment rules
The down payment cannot exceed $1,000 or 10% of the contract price, whichever is less.
- After that, each payment must match work actually completed or materials actually delivered.
- Calling it a “mobilization fee” or “material deposit” does not change the cap.
- The limit applies to ADUs, disaster rebuilds and advance payments from lenders.
- Keep receipts for every payment.
4. Put every change in writing
Extra work needs a signed change order before the extra work starts.
It should state the scope of the change, the cost added or subtracted, and the effect on the schedule and payments.
5. Protect yourself from liens
Unpaid subcontractors or suppliers can place a lien (a legal claim) on your home even if you paid your contractor in full.
- Ask for a list of everyone working on your project.
- Watch for “20-day Preliminary Notices” from subcontractors and suppliers.
- Collect signed lien releases with each payment.
6. Confirm permits
Permit rules depend on your address. Moving plumbing, electrical or walls generally requires a permit.
Check your building department:
- City of Los Angeles (LADBS)
- Unincorporated LA County and independent cities, each with its own department
- Ventura County
- City of Simi Valley
7. Know your right to cancel
Most home improvement contracts include a three-business-day right to cancel.
Repairs after a declared disaster get seven business days. Some contracts, such as those negotiated at the contractor's place of business, are an exception.
Red flags
- A large deposit request
- No license number, or an inactive license
- No written contract
- Pressure to skip permits
- A bid far below the others (get at least three bids and compare what each includes)
Questions to ask, by project type
Kitchen remodeling
- Will this need a permit, and who pulls it?
- Are cabinets, appliances and counters listed by brand and model in the contract?
- What happens if opening the walls reveals problems, and how will costs be handled?
- How long will I be without a working kitchen?
Bathroom remodeling
- Is the plumbing or the layout changing, and does that trigger a permit?
- What waterproofing method will be used behind tile and in the shower?
- Who is responsible if a fixture I supply is defective?
- Is my home old enough that fixture upgrades are required? (Confirm with your city.)
ADU or garage conversion
- Do my lot and zoning allow it under my city's rules?
- Is your license Class B, and is it active?
- Who handles design, engineering and permits, and is that in the price?
- Does the payment schedule stay within the down payment cap and tie each payment to a milestone?
- Who is responsible for utility connections and their costs?
Addition or new construction
- Who provides the plans and structural engineering, and is that included in the price?
- How long does plan check take at my city or county, and what happens to my schedule if it runs long?
- What is excluded from the price? (Landscaping, appliances and permit fees are common gaps.)
- How will you protect the rest of the house during construction?
Backyard, pool and deck
- Which license class covers this work, and can you show it?
- For a pool, does the contract include the plan and scale drawing the law requires?
- Which parts need permits or inspections?
- What are the allowances (set dollar amounts) for materials I have not chosen yet?
Exterior work and paving
- Which license class covers this work?
- What is the drainage plan, and who is responsible if water pools afterward?
- What happens to the price if conditions under the surface differ from what was expected?
- Is debris removal and cleanup included?
Planning costs and timelines too? See our kitchen remodel cost guide, our bathroom remodel timeline and our guide to ADU rules in Los Angeles.
This article is general information based on California Contractors State License Board guidance, not legal advice. Confirm details with the state contractor board (1-800-321-2752) and your local building department.