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How do you vet contractors for a house flip?

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Kamil_S
Joined:
30.06.2021
Posts: 472
Topic Starter
04.01.2025 09:29
I'm about to start my first major house flip and I'm honestly a bit nervous about finding a reliable contractor. I've heard so many horror stories about people disappearing halfway through a project or blowing the budget by thousands of dollars. What specific questions should I be asking during the initial interview to gauge their professionalism? Also, do you guys usually ask for a list of past clients to call, or is that considered too pushy? Any tips on how to structure the payment schedule to keep them motivated without getting burned would be appreciated.
19 replies in this topic
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Marius_C
Joined:
04.03.2024
Posts: 628
09.01.2025 11:05
First rule of flipping: never pay the full amount upfront. Keep the payments tied to specific, completed milestones.
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vuprositel
Joined:
28.10.2022
Posts: 1032
26.01.2025 02:32
In reply to a previous post
Exactly what I was going to suggest. I usually do 10% down, then progress payments every two weeks once work is verified.
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nabludatel_x
Joined:
09.09.2021
Posts: 1652
02.02.2025 05:36
Always, and I mean ALWAYS, ask to see their license and proof of insurance. If they hesitate, show them the door.
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ChernaKotka
Joined:
05.06.2021
Posts: 2309
23.02.2025 15:41
In reply to a previous post
Adding to that, call the insurance company directly to verify the policy is active. Don't just take their word for it.
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kamilo
Joined:
20.01.2025
Posts: 1209
12.03.2025 00:08
Asking for past clients isn't pushy at all. If they have nothing to hide, they should be happy to provide references.
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ZlatnaRuka
Joined:
06.12.2023
Posts: 1605
30.03.2025 01:37
In reply to a previous post
I actually prefer to drive by their recent jobs rather than just calling people. You can see the quality of their finish work from the exterior usually.
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Kevi_M
Joined:
04.08.2024
Posts: 602
11.05.2025 06:25
Ask them how they handle change orders. If they say they don't do them in writing, run. That's how budgets explode.
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Iggy_R
Joined:
25.12.2021
Posts: 464
01.07.2025 21:44
In reply to a previous post
This is the best advice here. Get every single change order signed by both parties. It saves so many headaches.
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otgovor_BG
Joined:
25.04.2024
Posts: 2076
10.07.2025 21:00
I usually ask them how many other projects they are currently managing. If they have too many, you'll be the one waiting around for a crew that never shows up.
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radek_sofia
Joined:
03.10.2023
Posts: 1961
28.07.2025 07:19
In reply to a previous post
Good point. I also ask who their subcontractors are. If they don't have a steady team, they might just be picking up random day laborers.
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Milos_S
Joined:
30.08.2024
Posts: 1753
04.08.2025 02:34
Keep it simple for your first flip. Find someone who has done similar size projects recently.
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vulk_samotnik
Joined:
18.05.2024
Posts: 1125
19.08.2025 05:00
In reply to a previous post
It feels pushy to ask for references, but it's your money on the line. Don't feel bad about doing your due diligence.
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Maistor_Ivan
Joined:
23.04.2025
Posts: 2117
29.10.2025 07:11
Do you guys use written contracts for small jobs? I've been burned before by just doing verbal agreements.
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NeZnamNoPisha
Joined:
26.10.2020
Posts: 491
29.12.2025 08:49
In reply to a previous post
Never do verbal agreements, ever! Even for small jobs, put it in writing. It protects both you and the contractor.
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anonimen_bg
Joined:
01.03.2021
Posts: 1689
01.01.2026 00:42
Check your local building department records. You can see if they have pulled permits in the past. If they never pull permits, that's a huge red flag.
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Alan_K
Joined:
19.09.2022
Posts: 861
31.01.2026 01:58
In reply to a previous post
That's a pro tip. If they try to convince you that you don't need a permit for a major structural change, fire them immediately.
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Filip_G
Joined:
26.12.2024
Posts: 2119
03.03.2026 08:54
Trust your gut. If something feels off during the first meeting, it usually is.
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Goshko_Bolo
Joined:
25.01.2024
Posts: 889
31.03.2026 08:04
In reply to a previous post
I agree with the 'trust your gut' comment. I once hired a guy who seemed great but had a weird vibe, and sure enough, he walked off the job in three weeks.
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ekspert_forum
Joined:
17.12.2020
Posts: 1205
01.04.2026 16:37
Good luck with the flip! It’s stressful but definitely rewarding if you get the right team in place.

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