By David Pagac & Co Construction · March 2025 · 4 min read
For property managers in Contra Costa County, choosing the right contractor isn’t just a business decision — it’s a risk management decision. A contractor who doesn’t show up on schedule costs vacancy days. One who doesn’t document their work creates liability. One who isn’t properly licensed exposes you and your property owner to serious legal risk.
1. Are you licensed — and can I verify it?
Ask for the license number and look it up at cslb.ca.gov. A valid California Class B or specialty license is non-negotiable. Verify it’s active and covers the type of work being done.
2. Are you insured — and will you provide a certificate before work begins?
You need general liability AND workers’ compensation. If a worker is injured and the contractor doesn’t carry workers’ comp, you may be liable. Get the certificate before any work starts.
3. Do you pull permits for work that requires them?
For plumbing, electrical, structural changes, or HVAC — permits are required by law. Unpermitted work creates liability when you sell and may void insurance. Any contractor who suggests skipping permits should be disqualified immediately.
4. How do you document your work?
Before-and-after photo documentation is essential for owner reporting, insurance claims, and tenant disputes. Ask how photos are delivered, in what format, and how quickly after completion.
5. Is your pricing fixed — and do you have a written contract?
Get everything in writing: detailed scope of work, fixed price, clear payment schedule, and timeline with start and completion dates. Verbal agreements are unenforceable in California construction disputes.
Red Flags to Watch For
- Asks for more than 10% down or $1,000 upfront. California law caps contractor deposits at the lower of 10% or $1,000. Any contractor asking for more is violating state law.
- Can’t provide a certificate of insurance. Either they’re uninsured or they don’t understand why it matters. Both are disqualifying.
- Provides only a verbal or vague written estimate. You need a line-item breakdown, not a single total number.
- Suggests skipping permits to “save money.” This creates liability that will cost far more than the permit fee.
- Has no verifiable reviews or references. A legitimate contractor will have a verifiable track record you can actually check.
David Pagac & Co meets all of these standards. We’re happy to provide our license number, certificates of insurance, references, and a detailed written contract before you commit to anything.
Talk to Our Property Management Team