October 8
Picking a contractor for your Minneapolis–St. Paul remodeling project is tougher than it should be. The metro area has hundreds of options, and making the wrong choice can turn what should be an exciting renovation into months of missed deadlines, budget problems, and work that doesn’t meet your standards. After managing hundreds of projects throughout the Twin Cities since 2013, HBRE has seen what separates contractors who deliver exceptional results from those who leave homeowners frustrated and disappointed.
The stakes are high when choosing a contractor. You’re inviting someone into your home for weeks or months, trusting them with a significant financial investment, and relying on their expertise to make permanent changes to your property. Taking the time to carefully evaluate contractors before signing any contracts protects both your investment and your peace of mind throughout the remodeling process.
Personal referrals from friends, family, and neighbors provide the most reliable starting point for finding quality contractors. Someone who has already completed a similar project in your area can tell you what working with a specific contractor was really like – not just how the finished work looks, but also how they handled communication, stayed on budget, managed unexpected issues, and cleaned up at the end of each day.
Online reviews can offer another valuable resource, but approach them with some skepticism. It’s important not to be immediately deterred by a few negative reviews if many positive ones surround them. These could simply be a result of mismatched expectations or personalities. However, pay close attention to recurring complaints. Repeated mentions of issues like poor communication or untidy work signal a pattern that warrants concern.
Professional associations and your local building department can confirm whether contractors have current licenses and insurance. Minnesota requires general contractors to hold a state license for jobs exceeding $20,000, although your city may have additional requirements. Taking 15 minutes to verify these items now beats dealing with an uninsured contractor who damages your house later.
Any contractor working on your Twin Cities home should carry both general liability insurance and workers’ compensation coverage. General liability insurance covers you if the contractor’s work damages something in your house or if an injury is sustained on your property due to what they’re doing. Workers’ comp takes care of their crew if somebody falls off a ladder or gets injured while working on your project.
Don’t just believe a contractor when they say they’re insured; make them show you current insurance certificates, and then call the insurance company yourself to confirm the coverage is actually active. Some contractors let their policies expire or carry barely enough coverage to say they’re technically insured. Any contractor worth hiring will provide this paperwork without making it overly complicated.
Minnesota requires contractors to be licensed, which means they’ve met some basic standards and carry insurance. However, having a license doesn’t automatically mean they do good work – it simply means they have cleared the minimum bar. You still need to check everything else about them.
Building permits represent another important credential check. Quality contractors understand local permit requirements and factor permit timelines into project schedules. Contractors who propose bypassing permits to save time or money should be approached with caution. Unpermitted work can lead to significant complications when selling your home or filing an insurance claim.
Contractors often specialize in specific types of work, and experience plays a significant role in the success of complex remodeling projects. A contractor who mostly does new construction might not know how to deal with the surprises that come up when you open walls in an old house. Someone who specializes in roofing and siding probably hasn’t done enough kitchen work to handle all the details that matter.
Ask contractors directly about their experience with similar jobs. How many kitchens did they finish last year? Have they worked on houses from the same decade as yours? Do they know the quirks of working in your city or neighborhood – like whether your area has strict historical requirements or soil issues that affect additions?
Photos of completed projects help verify a contractor’s capabilities, but take time to look beyond surface aesthetics. Pay attention to details such as clean grout lines, smooth paint finishes, and the proper alignment of cabinets and trim. Quality craftsmanship is evident in these details more than in staged photos of beautifully finished spaces.
References from recent clients offer direct insight into what it’s actually like to work with a contractor. Don’t just ask for a list of references – contractors will obviously provide their happiest customers. Instead, ask specific questions about how the contractor handled challenges, communicated throughout the project, and resolved any issues that arose.
Contractors typically vary in their project management styles, and it’s essential to find one whose approach matches your needs. Some offer detailed, frequent updates, while others prefer a more independent method. The key is to ensure your communication expectations align with theirs to avoid frustration during the project.
HBRE’s three-phase process (Vision Setting, Design, and Construction) provides a clear structure and prevents surprises by thoroughly planning everything before construction begins. Ask potential contractors to explain their process from initial consultation through project completion. How do they handle design decisions? When do you make material selections? What happens if you want to make changes during construction?
Response time to your initial inquiries reveals a lot about how contractors will communicate during your project. If getting answers to basic questions feels difficult before you’ve signed a contract, expect worse communication once work begins. Quality contractors return calls promptly, answer questions clearly, and make you feel like a priority rather than an inconvenience.
Project timelines should be realistic and account for potential delays and contingencies. Be skeptical of contractors who promise unrealistically fast completion times or guarantee that no delays will occur. Experienced contractors understand that permit approvals, material deliveries, and weather conditions can all impact schedules, and they incorporate appropriate buffers into their timelines.
Getting multiple estimates helps you understand fair pricing for your project, but comparing estimates requires looking beyond the bottom line. The cheapest bid often comes from contractors who cut corners on materials, skip necessary steps, or don’t correctly account for all the required work.
Detailed estimates break down costs by category – labor, materials, permits, and other expenses. This transparency helps you understand where your money goes and makes it easier to evaluate whether pricing is reasonable. Vague estimates with lump sum pricing make it impossible to assess value or understand what you’re actually paying for.
Allowances are typically included in most remodeling estimates for items you’ll select during the design phase, such as fixtures, countertops, and appliances. Ensure you understand what each allowance covers and what happens if you exceed the specified amounts. Some contractors set artificially low allowances to make their overall bid look more competitive, then hit you with upcharges when you make actual selections.
Payment schedules should align with project milestones rather than front-loading payments. Be highly cautious of contractors who require large upfront deposits before commencing work. Reasonable payment structures typically include an initial deposit (usually 15-25%), progress payments as work is completed, and final payment after you’ve approved the finished project.
Most general contractors rely on specialized subcontractors for services such as plumbing, electrical, HVAC, and other trades. The quality and reliability of these subcontractors directly affect your project outcome, so understanding who will actually be working in your home matters significantly.
Ask contractors about their subcontractor relationships. Do they use the same plumbers and electricians repeatedly, or do they find whoever’s available when needed? Long-term relationships with quality subs indicate a contractor who values reliable partnerships over simply finding the cheapest labor.
All subcontractors should carry their own insurance and hold the proper licenses for their respective trades. Quality general contractors verify these credentials before allowing subs to work on any project. You shouldn’t have to worry about whether the electrician or plumber has adequate coverage – your general contractor should handle these verifications.
Job site management reveals how well contractors coordinate different trades and maintain quality control. Will the general contractor or project manager be on-site regularly to supervise the work and address any issues? Or will different subcontractors show up without much oversight? Active project management prevents minor issues from escalating into major problems.
A comprehensive written contract protects both you and the contractor by clearly defining expectations, scope of work, payment terms, and procedures for handling changes or disputes. Never proceed with verbal agreements or handshake deals, regardless of how much you trust the contractor.
Contracts should include detailed project descriptions specifying exactly what work will be performed, what materials will be used, and what’s excluded from the scope. Vague language, such as “kitchen remodel” or “bathroom update,” leaves too much room for misunderstanding. Specific descriptions prevent disputes about what was or wasn’t included in the original agreement.
Timeline expectations should be included in your contract, including estimated start and completion dates. While contractors can’t control every factor affecting schedules, they should provide reasonable estimates and explain what might cause delays. Some contracts include penalties for excessive delays; however, this is less common among quality contractors who take timeline commitments seriously.
Change order procedures need a clear definition before work begins. Changes happen on almost every remodeling project – sometimes because you want something different, sometimes because construction reveals unexpected issues. Your contract should clearly explain how change orders work, their impact on pricing and timelines, and who is authorized to issue them.
Beyond credentials, experience, and contracts, pay attention to how you feel interacting with potential contractors. Will you feel comfortable having these people in your home for weeks or months? Do they listen closely to your concerns and answer your questions respectfully? Does their communication style match your preferences?
Red flags should not be ignored, even if a contractor seems qualified on paper. High-pressure sales tactics, reluctance to provide references or insurance information, suggestions to avoid permits, or difficulty reaching them before the project starts all indicate potential problems. Trust these warning signs – finding another contractor takes less time than dealing with a problematic one.
Quality contractors understand that homeowners need time to make informed decisions. They provide detailed information, answer questions patiently, and don’t rush you to sign contracts. They’re confident that their work quality and business practices will speak for themselves without needing aggressive sales tactics.
Twin Cities contractors with established local reputations have more at stake than contractors who work across broad geographic areas. Local contractors rely on word-of-mouth referrals from satisfied customers in your community, which incentivizes them to provide quality work and good customer service.
Familiarity with local building codes and permit processes helps keep projects on schedule. Minneapolis, St. Paul, and the surrounding suburbs each have their own requirements and procedures. Contractors who regularly work in your area know these variations and understand how to navigate them efficiently.
Relationships with local suppliers benefit your project through priority treatment, better pricing, and faster delivery times. Contractors who’ve worked with the same material suppliers for years often receive better service than those who shop for the lowest price from different vendors for each project.
After gathering information from multiple contractors, compare them across all relevant factors—not just price. Consider their experience with projects like yours, how well their communication style matches your preferences, the comprehensiveness of their estimates and contracts, and your comfort level with the individuals you’ll be working with.
Don’t feel pressured to make immediate decisions. Taking time to think through your options and discuss them with family members helps ensure you’re making the right choice. Quality contractors will still be available after you’ve had time to consider all your options carefully.
The right contractor for your Twin Cities remodeling project combines technical expertise, business professionalism, and interpersonal skills that match your needs. Taking time to thoroughly evaluate contractors before signing contracts prevents problems and helps ensure your renovation experience is positive from start to finish.
HBRE has built its reputation on transparent processes, quality craftsmanship, and honest communication with every client. We understand that choosing a contractor requires trust, and we work hard to earn that trust through our proven three-phase process and commitment to excellence.
Contact HBRE today to schedule your complimentary consultation and discover the difference that working with an established, reputable Twin Cities contractor can make for your remodeling project.
Get a complimentary consultation with an owner or project manager (not a salesperson).
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