Check Contractor References
References reveal the real contractor experience that bids and websites can't show. Past clients know how contractors handle problems, communicate during construction, and deliver on promises. This due diligence takes a few hours but can save months of headaches.
Quick Summary
References to contact
3-5 per contractor
Site visits
1-2 completed ADUs
Time needed
4-6 hours
Questions to Ask Previous Clients
Ask for references from ADU projects specifically, not just general construction. When you call, start with open-ended questions and let them talk:
Project Experience Questions
- "How would you describe your overall experience?"
- "What type of ADU did you build?" (Confirm it's similar to yours)
- "When was your project completed?" (Recent is better)
Budget and Timeline Questions
- "Did the project finish on budget? If not, why?"
- "Did the project finish on schedule? What caused delays?"
- "Were there any change orders? How were they handled?"
- "Were there any surprise costs?"
Communication and Problem-Solving
- "How responsive was the contractor to calls and emails?"
- "What happened when problems came up? How were they resolved?"
- "How often was the contractor on-site during construction?"
- "Was the job site kept clean and safe?"
Quality and Follow-Up
- "How was the quality of workmanship?"
- "How long did the punch list process take?"
- "Have there been any issues since completion? Were they addressed?"
- "Would you hire this contractor again?"
The Critical Final Question
Always ask: "Is there anything you wish you had known before starting, or anything you would have done differently?" This open-ended question often reveals the most valuable insights.
Visiting Completed ADU Projects
Pictures don't tell the whole story. Ask to visit 1-2 completed ADUs in person. Here's what to look for:
Exterior Details
- • Siding alignment and transitions
- • Window and door installation quality
- • Roofline integration with main house
- • Drainage and grading around foundation
- • Paint quality and finish work
Interior Details
- • Drywall corners and seams
- • Trim work and caulking
- • Cabinet alignment and hardware
- • Flooring transitions
- • Tile work in bathroom/kitchen
Functional Elements
- • Door and window operation
- • Plumbing fixtures (run water, flush toilet)
- • Electrical outlets and switches
- • HVAC airflow and noise
- • Kitchen appliances
Overall Feel
- • Does the space feel well-designed?
- • Is there adequate natural light?
- • Does the ADU complement the main house?
- • Would you be happy with this quality?
Checking License Status and Complaints
State License Board
Every state has a contractor licensing board with an online lookup tool. Search "[your state] contractor license lookup" and verify:
- • License is active (not expired, suspended, or revoked)
- • License type matches work scope (general contractor for ADUs)
- • No disciplinary actions on record
- • Bond and insurance on file (if required)
Better Business Bureau
Check BBB.org for the contractor's profile:
- • BBB rating (A to F scale)
- • Number and nature of complaints
- • How complaints were resolved
- • Time in business
Note: No BBB complaints doesn't guarantee quality—many unhappy customers don't file BBB complaints. Use this as one data point, not the only one.
Online Reviews
Check multiple review platforms for a complete picture:
- • Google Business reviews
- • Yelp reviews
- • Houzz (for home-related contractors)
- • Facebook page reviews
- • Nextdoor recommendations
Look for patterns across platforms. One bad review could be an outlier; multiple similar complaints suggest a real problem.
Court Records
For thorough due diligence, check for lawsuits:
- • Search contractor name in county court records
- • Look for construction defect lawsuits
- • Check for mechanic's liens filed by subcontractors
- • Search for bankruptcy filings
One lawsuit doesn't disqualify a contractor (construction disputes happen), but multiple lawsuits or a pattern of non-payment to subs is a red flag.
Reference Check Completion Checklist
Red Flags to Watch For
Reluctant or Unavailable References
If a contractor can't provide 3+ references from ADU projects, or references don't return calls, that's a warning sign.
Consistent Timeline Problems
If multiple references mention significant delays, expect the same on your project. Ask why delays occurred—weather and permit issues are normal; poor scheduling isn't.
Budget Overruns Without Explanation
Projects can go over budget for legitimate reasons (hidden conditions, owner changes). But if references report surprise costs without clear causes, the contractor may lowball bids to win work.
Communication Complaints
If references struggled to reach the contractor or felt ignored during construction, you likely will too. Good communication is essential for a smooth project.
Unresolved Punch List Items
References who still have incomplete items months after "completion" suggest a contractor who moves on to new jobs without finishing properly.
Frequently Asked Questions
What if references only say positive things?
Dig deeper with specific questions. "What would you do differently?" and "What was the biggest challenge?" usually reveal honest feedback. Contractors give references from happy clients, so expect positive responses—but look for specifics, not just vague praise.
Should I worry about one negative review online?
One bad review among many good ones is usually not concerning—some people are impossible to please. Look for patterns: multiple reviews mentioning the same problems (communication, delays, quality) are meaningful.
Can I ask for references from projects that had problems?
You can ask: "Can you connect me with a client where things didn't go perfectly, so I can understand how you handle challenges?" A confident contractor may agree. This reveals a lot about their problem-solving approach.
How recent should references be?
Focus on projects completed within the last 2-3 years. Construction practices, building codes, and business operations change. A reference from 5+ years ago may not reflect the contractor's current capabilities or team.
Ready for the Next Step?
After checking references and verifying credentials, you're ready to review the contract in detail before signing.