Hiring a contractor in New York City is different from hiring in the suburbs. The city's complex permitting system, co-op board requirements, and dense housing stock create unique risks that require specific vetting. This checklist has saved our clients from costly mistakes.
1. Are You Licensed in New York?
NYC has specific licensing requirements by trade. General contractors need a NYC Home Improvement Contractor (HIC) license. Plumbers need a NYC Master Plumber license. Electricians need a NYC Master Electrician license. Always ask for the license number and verify it at nyc.gov/buildings.
2. Do You Carry Liability Insurance and Workers' Comp?
Request a Certificate of Insurance (COI) before any work begins. Liability insurance minimums for NYC residential work are typically $1M per occurrence/$2M aggregate. If a worker is injured on your property without workers' comp coverage, you may be liable.
3. Who Pulls the Permits?
Any NYC kitchen or bathroom renovation involving plumbing, electrical, or gas requires DOB permits. Never hire a contractor who suggests skipping permits — it creates illegal work that surfaces at sale and can require costly removal and correction.
4. Will You Handle My Building's Approval Process?
Co-op alteration agreements, condo board approvals, and building management sign-offs are standard in NYC. Your contractor should be familiar with the process and able to provide the required documentation without your involvement.
5. What's the Payment Schedule?
Never pay more than 10–15% upfront for NYC contractor work. A reasonable schedule is: 15% at signing, milestone payments tied to completion stages, 10% withheld until final inspection and punch list completion.
6. Do You Use Subcontractors?
Most GCs use licensed subcontractors for specialty trades. This is normal — ask who they are, confirm they're licensed and insured, and ensure the GC is responsible for their work quality.
7. What's Your Warranty?
Quality contractors offer at minimum a 1-year workmanship warranty on labor. Ask specifically what's covered and how warranty claims are handled.
8. Can I See Similar Completed Projects?
Ask for photos of 2–3 similar completed projects in NYC. Better yet, ask for a reference you can contact — ideally a client in a similar building type.
9. What's the Timeline?
Get a written start date, milestone schedule, and estimated completion date. Ask what causes delays and how they handle them. A contractor who can't give a realistic timeline isn't ready to start your project.
10. Is Debris Removal Included?
Construction debris removal in NYC is expensive. Confirm it's included in the quote — and ask whether materials will be hauled by truck or via a dumpster (dumpster permits are required on NYC streets).
11. What Disruptions Should I Expect?
Will there be days without water? Without power? How loud is the work, and for how long? Your contractor should give you a realistic picture so you can plan your household accordingly.
12. Is Everything in Writing?
A verbal agreement is worth nothing in a NYC contractor dispute. Your contract should include: scope of work, materials spec, payment schedule, change order process, warranty terms, and dispute resolution clause.
Need help finding a vetted contractor? House Help Services works with pre-screened NYC professionals.
House Help Services provides emergency and home improvement services across NYC and NJ. Get a free estimate or call (206) 401-7828.