Blog Post Title Two
🛠️ Before You Hire a Contractor: 12 Red Flags & 8 Green Flags Every Homeowner Should Know
If you’ve ever hired a contractor and ended up thinking, “Never again…” — you’re not alone.
Maybe they stopped answering the phone halfway through the job. Maybe your “two-week project” turned into three months of dust, excuses, and strangers in your house. Maybe the price magically went up after they started. Or maybe the work just flat-out didn’t look like what you were promised.
At Sherman R.E. Properties, we walk into those situations all the time — usually when a homeowner calls us to fix what another contractor messed up. And after seeing enough of those, you start to notice patterns.
The truth is:
Most of the pain, stress, and money-loss could’ve been avoided if the homeowner knew what red flags to look for beforethey handed over a deposit… and what green flags to look for to know they found the right pro.
This guide is here to fix that.
You’re about to get the real talk version of how to spot a bad contractor from a mile away — and what it looks like when you’ve actually found a good one. No sugar-coating. No corporate fluff. Just the kind of advice I’d give a friend or family member before they signed anything.
🚩 Red Flag #1: No Written Contract (or a Super Vague One)
If the “agreement” is just a handshake, a text message, or something scribbled on a notepad at a gas station, that’s an immediate problem.
How it shows up:
“We don’t really do paperwork like that.”
“It’s simple — demo, paint, flooring… we’ll figure it out as we go.”
Why it matters:
A vague or nonexistent contract = no clear scope, no timeline, no expectations, no accountability.
This is how jobs drag on for months or balloon in cost with zero protection for you.
🚩 Red Flag #2: They Can’t Break Down Their Pricing (No Itemization)
A professional contractor should be able to explain what you’re paying for, why it costs what it costs, and how the price is structured. When the quote is one giant lump sum, that’s a huge warning sign.
How it shows up:
“It’s $18,000 total. That’s all you need to know.”
“We don’t itemize — that’s just our price.”
“Everything’s included… trust me.”
Why it matters:
If a contractor refuses to itemize or explain costs, it often means:
They don’t actually know the scope and will nickel-and-dime you later
They’re hiding material/labor markups
They plan to add “surprise” charges once the job starts
A clear breakdown protects YOU from games, guesswork, and budget creep.
🚩 Red Flag #3: Wants a Huge Cash Deposit Up Front
A normal deposit? Fine.
A giant deposit before anyone lifts a hammer? Run.
How it shows up:
Asking for 50–70% upfront
“I need all the material money now”
Why it matters:
Too much upfront kills incentive.
At best, your job becomes low priority.
At worst, they disappear — and so does your money.
🚩 Red Flag #4: Their Price Is Suspiciously Cheaper Than Everyone Else
A good deal is great… until it's too good.
How it shows up:
Their estimate is half of everyone else’s
“I can beat ANY price”
Why it matters:
Cheap often means cutting corners:
cheap labor
cheap materials
missing steps
or they plan to charge you more later
Quality work has a market value. Good contractors know their worth.
🚩 Red Flag #5: Avoids Pulling Permits When They’re Clearly Needed
If the work requires a permit and they try to avoid it, that’s a major issue.
How it shows up:
“Permits just slow us down.”
“Let’s skip permits and save you money.”
Why it matters:
No permits =
safety issues
failed home sale inspections
forced tear-outs
fines
If they cut corners legally, they’ll cut corners everywhere else.
🚩 Red Flag #6: No Portfolio, No Photos, No References
A real contractor takes pride in their work.
How it shows up:
“I don’t keep photos, but trust me — we’re good.”
Can't provide anyone to vouch for them
Why it matters:
No photos = no proof.
No references = no track record.
You’re essentially hiring blind.
🚩 Red Flag #7: Bad Communication From the Beginning
If they can’t communicate well during the “getting to know you” phase, it does NOT improve later.
How it shows up:
Slow replies
One-word answers
Dodging questions
Why it matters:
Renovation lives and dies on communication.
Poor communication = mistakes, delays, frustration.
🚩 Red Flag #8: No Clear Timeline or Schedule
Every project has unknowns, but a contractor should still provide structure.
How it shows up:
“We’ll start next week and just… work until it’s done.”
“I have no idea how long this will take.”
Why it matters:
No timeline = no accountability.
You could be living in construction chaos for months longer than necessary.
🚩 Red Flag #9: Everything Is Verbal — Nothing Is Documented
The minute you hear “We’ll just figure it out later,” be cautious.
How it shows up:
No written change orders
No material confirmations
No updates sent to you
Why it matters:
This is how budgets blow up and expectations get messy.
Documentation protects both sides — and keeps the project organized.
🚩 Red Flag #10: Unprofessional Behavior (On or Offsite)
You can tell a LOT about a contractor by how they carry themselves.
How it shows up:
Constantly late
Disrespectful tone
Crew smoking on your property
Mess everywhere
Why it matters:
Professionalism isn’t about being fancy — it’s about respect, reliability, and care for your home.
🚩 Red Flag #11: No Warranty or a “Trust Me” Warranty
Quality contractors put their name on the line.
How it shows up:
“Once I’m done, that’s it.”
“If something fails later, that’s not on me.”
Why it matters:
A written warranty shows confidence in their work — and protects you long after the job is done.
🚩 Red Flag #12: High-Pressure Sales Tactics
A good contractor doesn’t need to bully you into a decision.
How it shows up:
“This deal is only good today.”
“If you don’t sign now, I’m booked up.”
Why it matters:
Pressure = desperation.
Confidence = professionalism.
You deserve time to compare, research, and make an informed choice.
