How to Choose a Remodeling Contractor in San Jose: 10 Questions to Ask Before You Sign

Look up the license number on the CSLB website or call CSLB at 800-321-CSLB (2752). The record shows whether the license is active, its classification, the contractor’s bond, workers’ compensation status, and any complaint or disciplinary disclosures.

The business name, address, and license number on your contract should match the record. In San José, contractors may pull only the permits that relate to their license classification, so the class matters as well as the status. Landford Construction, Inc. holds California license #1160801 in class B (General Building). The owner goes by Adam; the CSLB record shows the legal name, Tamerlan Yagibekov.

Every active California contractor license requires a $25,000 contractor’s bond. CSLB says the bond is for consumers damaged by defective construction and for employees who weren’t paid wages due to them. The amount is the same whatever the size of your project.

CSLB also advises confirming that the contractor has workers’ compensation insurance for employees. The license record shows either a policy or an exemption, which means the contractor certified it has no employees. Ask what insurance covers the project and how any subcontractors are licensed and insured.

California also requires a home improvement contract to say whether the contractor carries commercial general liability insurance and, if it does, to name the insurer and its phone number. Landford Construction is insured, and Adam gives you a current certificate of insurance before work starts, so you can confirm the coverage with the insurer.

Ask who prepares the estimate, who coordinates the trades, and who answers your calls after the contract is signed. At Landford Construction, Adam prepares the estimate, coordinates the trades, and stays your point of contact from the first call to the final walkthrough, so you aren’t handed from a salesperson to someone you’ve never met.

CSLB recommends getting at least three bids and checking references. Ask for photos of finished projects like yours and for recent clients you can call. For work in San José, you can look up the permits pulled for a property at SJPermits.org.

Landford’s project pages show completed bathroom, kitchen, garage, and commercial work, and Adam can put you in touch with past clients on request.

A proposal should describe the work in enough detail to compare it with other bids: demolition, materials and allowances, permits, cleanup and debris removal, items you supply, and what is excluded. CSLB says the contract should describe the products to be used and how the work will be done, including cleanup and removal of debris.

A lower total can simply mean less work is included. Compare scope and exclusions line by line before you compare price.

Landford Construction gives one price for the agreed work. It covers labor, rough materials, debris haul-away, and the final clean. You pay the city’s permit fee directly, and you order the finish materials unless your written agreement says otherwise. Our guide to what drives remodeling costs explains why two bids for the same room can differ.

CSLB says the contract should state who will get the necessary permits. The City of San José recommends that a licensed contractor apply for the building permit. Whoever signs the application is responsible, and potentially liable, for all work done under it. Be careful if a contractor asks you to pull the permit yourself as an owner-builder.

Landford Construction applies for the permits your project needs, manages them, schedules the inspections, and updates you after each stage and inspection. You pay only the city’s permit fee, which isn’t part of the contract price.

California limits the down payment on a home improvement job to $1,000 or 10% of the contract price, whichever is less, and CSLB says special-order materials are not an exception. A request for 50% down is generally well above that limit. The contract needs a written payment schedule, and apart from the down payment, you can’t be asked to pay more than the value of the work done and materials delivered.

CSLB also advises against paying in cash and against making the final payment until you’re satisfied with the job. Keep every contract page, change order, and receipt in one file. Landford Construction’s payments are tied to stages listed in your written contract.

CSLB says any change to the price or scope must be made with a written change order, signed by you and the contractor before the change, and it becomes part of the contract. At Landford Construction, every change is explained, documented, and signed before any extra work starts.

CSLB says the contract must give a completion date. Ask what that date assumes: permit or plan review timing, material lead times, inspections, and the decisions you need to make along the way. Our guide to how long a remodel takes covers what sets the schedule, including the City of San José’s published review times.

Ask how the final walkthrough, the punch list, the final inspection, and cleanup will work, who to call if something comes up later, and what warranty is in writing. Landford Construction hauls away debris, does a final clean, walks through the finished work with you, and fixes anything left on the punch list. One month later, Adam calls to make sure everything works. Landford gives a two-year warranty on workmanship, starting when the work is finished, and it is written into your contract.

In California, a written contract is required for home improvement projects over $500. Unless the contract is negotiated at the contractor’s place of business, you generally have three days to cancel it, and homeowners 65 and older have five days. The contractor has to tell you about this right. A service-and-repair contract under $750 is an exception.

You must also receive a Notice to Owner, which warns about mechanics liens. If subcontractors, suppliers, or workers on your project aren’t paid, they can record a claim against your property with the county.

Photos of the space, a short list of what isn’t working, your must-haves, and a rough budget make the first conversation useful with any contractor. Landford’s remodeling services show the kinds of projects we take on.

To start with Landford Construction, send photos of your space. For suitable projects, Adam gives a free preliminary price range from them. It isn’t a final estimate, because photos can’t show what’s behind the walls. If the range fits your budget, Adam visits the site at no charge and sends a free written proposal with the scope, price, and schedule.