Hiring and protecting yourself

Most renovation disasters were visible at the quoting stage.

Nearly every bad outcome traces back to a decision made before any work started — an unwritten scope, an incomparable quote, a deposit that was too large, or a permit pulled in the wrong name. All of it is avoidable, and none of it requires construction knowledge.

The one habit that matters most

Write the scope before anyone quotes it.

Homeowners routinely collect three quotes for three different jobs and then choose the cheapest. Writing down what the work is—once, before you call anyone—turns three incomparable numbers into a real comparison, and removes most of the ground that change orders grow in.

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Get three quotes, and make them comparable

Three quotes are only useful if they price the same work. Most homeowners collect three quotes for three different scopes and then choose the cheapest, which is how a project ends in change orders. Write the scope down first and give the same document to every contractor.

Put the scope in writing before anyone quotes
Specify products and finishes, or set explicit allowances
Ask each contractor to price the same exclusions
Expect the outlier — the quote far below the others usually excludes something

Read the quote as a document, not a number

The number at the bottom is the least informative part of a quote. What matters is what is included, what is excluded, what happens when something unexpected is found, and how change orders are priced and approved.

Full legal business name, address, HST number and contact
Scope described room by room, with exclusions stated
Products named by manufacturer and model, or allowances with a stated amount
Start date, finish date, and what happens if the schedule slips
Change order process — in writing, priced and signed before work proceeds
Payment schedule tied to completed milestones
Warranty terms with a duration

Deposits, progress payments and holdback

Payment structure is where a homeowner has the most leverage and uses it the least. Money should always be slightly behind the work, never ahead of it.

A deposit above roughly a third of contract value is unusual and worth questioning
Tie payments to completed and inspected milestones, not to calendar dates
Ontario's Construction Act requires a holdback on the contract price, released after the statutory period — understand how it applies to your project before you sign
Never make the final payment before the deficiency list is complete
Ask about lien rights and, on larger projects, get legal advice on how to protect yourself

Verify insurance and WSIB yourself

An uninsured worker injured on your property can become your financial problem. This is a five-minute check that homeowners routinely skip.

Ask for a certificate of insurance issued directly by the broker, and check the policy dates
Obtain the WSIB clearance certificate yourself using their account number
Confirm the business name on the certificates matches the name on the contract
For electrical, verify the ECRA/ESA licence number is current

Permits belong to the contractor

When a contractor asks the homeowner to pull the permit, they are moving accountability for code compliance onto the person least equipped to carry it. Unpermitted work is also one of the few renovation problems that reliably resurfaces at closing.

The contractor performing the work should apply for the permit
Confirm the permit is closed and the final inspection passed — an open permit is a title problem
Keep the ESA certificate for any electrical work
Municipal requirements differ across Oakville, Burlington and Milton — confirm with the municipality, not with the contractor's memory

The red flags that matter

Most renovation disasters were visible at the quoting stage. These are the signals worth walking away from, regardless of price.

Cash-only pricing, or a discount for paying cash
No written contract, or a one-page quote for a six-figure job
Pressure to sign today, or a price that expires
A deposit far above a third of the contract value
Unwilling to provide insurance, WSIB or licence details
Asking you to pull the permit
No fixed address, or a business name that does not appear in the Ontario Business Registry
Door-to-door solicitation for driveway, roofing or waterproofing work

Do these four things yourself

Twenty minutes that prevents most of it.

None of this requires expertise. It requires only that you actually do it, on every contractor, before any money moves.

Get the certificate of insurance from the broker, not from the contractor
Pull the WSIB clearance certificate yourself using their account number
Verify the electrical contractor’s ECRA/ESA licence number is current
Check the business name on the contract matches the one on every certificate

Or skip the search

Every check on this page, already done.

The contractors I introduce supply current WSIB, insurance and licence documentation, and I have seen their finished work. You still sign the contract with them directly, and you should still read it as carefully as anything on this page.

Request an introduction See the vetting standard →

Before you sign

How a renovation budget breaks down→Quote checklists by trade→What older homes hide→

This is practical guidance, not legal advice.

Contract terms, lien rights, holdback obligations and permit requirements have specific legal meanings and vary with the project and the municipality. On any substantial renovation, have the contract reviewed by a lawyer before you sign it. Nothing on this page is a substitute for that.

A straightforward first conversation

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