01
Builder background and licensing
In Washington, general contractors must be registered with L&I. Confirm the basics before you talk price.
- What is your Washington L&I contractor registration number, and how long has it been active?
- How many homes have you built in this county in the last three years?
- Can I tour a home you finished 2–5 years ago, not just a current model?
- Who is the on-site superintendent, and how many active projects are they running?
- Are you a member of the local Master Builders Association (MBAKS, BIAW, etc.)?
02
Contract, price, and allowances
Most disputes trace back to vague contracts and thin allowances. Get specifics in writing.
- Is this a fixed-price, cost-plus, or guaranteed-maximum-price contract?
- What is included in the base price, and what is an allowance I'll likely exceed?
- How are allowance overages billed, and when are they due?
- What is your deposit schedule and draw schedule?
- What triggers a price escalation clause, and is there a cap?
- How are lumber, concrete, and material surcharges handled if costs rise mid-build?
03
Plans, specifications, and finishes
A complete spec sheet is the single best protection you have against surprise substitutions.
- Can I see a line-item spec sheet with brands, models, and grades for every finish?
- What is the standard insulation package, and does it exceed Washington energy code?
- What windows do you install, and what is the U-factor and SHGC?
- Are HVAC, plumbing, and electrical layouts shown on the plans I'll sign?
- How do you document changes to the plan after I sign?
04
Schedule, communication, and site access
- What is the realistic start-to-finish timeline, and what is the contractual completion date?
- How do you handle weather delays and supply-chain delays?
- How often will I get written progress updates, and through what tool?
- Can I walk the site during construction, and do I need to schedule it?
- Who is my single point of contact for questions and decisions?
05
Change orders and upgrades
- What is your change-order process, and what markup do you add?
- Is there a deadline after which changes are no longer accepted?
- Which upgrades are best done during construction vs. after closing?
- Do you offer a design center, and are prices there fixed or negotiable?
06
Quality, inspections, and third-party review
- May I hire an independent consultant or inspector at framing, pre-drywall, and final?
- What is your policy if my inspector flags an issue?
- How do you document and correct punch-list items?
- What third-party testing do you do (blower door, duct leakage, radon)?
07
Warranty and post-closing service
Washington's construction defect statute (RCW 64.50) gives builders a chance to repair before litigation. Know the process before something breaks.
- What does your written warranty cover at 1 year, 2 years, and 10 years?
- Do you offer a third-party warranty (e.g., 2-10 HBW)?
- What is the process to submit a warranty claim, and how fast do you respond?
- Who handles emergency service calls after hours in the first year?
08
Site, lot, and utilities (custom builds)
- Who pays for site prep, tree removal, and rock excavation if we hit it?
- Is the lot on septic or sewer, and who pays for the septic design and permits?
- How is stormwater handled, and does the lot need a critical-areas review?
- Is the well tested for flow and water quality before closing?