Get Quotes from Top General Contractor in Seattle, WA

Are You Licensed to Practice as a General Contractor in Seattle?

General contractors in Seattle are required to register with the Washington State Department of Labor and Industries before they can operate in the city and other parts of Washington. Per state law, it is a gross misdemeanor for any individual to bid, advertise, or perform construction work without first registering with the State Department of Labor and Industries, and any person found guilty of this misdemeanor may be imprisoned for up to 30 days or required to pay up to $1,000 in fines or both. However, if the person is guilty of unlicensed contracting for a second time, such a person may be imprisoned for up to 2 years or required to pay up to $5,000 in fines.

Even though the state does not currently have a law that punishes homeowners who hire unlicensed general contractors, it is always best if a homeowner confirms the registration status of the contractor they intend to hire for their project to avoid being exposed to several financial liabilities that may result from shoddy repairs and inability to obtain the necessary permit for the project.

Furthermore, if someone gets injured while working on the project, the homeowner may be held liable because most unlicensed contractors do not obtain and maintain the necessary insurance policies to protect their clients from liabilities resulting from on-the-job injuries and property damage. Homeowners can confirm the registration status of the general contractor they wish to hire using the contractor verification portal provided by the State Department of Labor and Industries.

To register as a general contractor in Washington, interested persons must do the following:

• Register the business with the Washington State Department of Revenue
• Get a surety bond or an assignment of savings
• Purchase a general liability insurance policy
• Complete an application for contractor registration.
• Pay the required application fee of $124.70

Interested parties can register as a general contractor license with the Washington State Department of Labor and Industries by completing the following steps:

• Choose a business structure and name. If the business is a sole proprietorship or partnership, the applicant should register the business name and obtain a Uniform Business Identifier. However, if the business is incorporated, such as an LLC or Corporation, the applicant must register with the Washington Secretary of State.
• Purchase the appropriate surety bond and insurance. For general contractors, the surety bond must be $12, 000 and the general liability must be $200,000 in public liability and $50,000 property damage, or $250,000 combined single limit. Note that the bond and insurance must use the applicant's exact business name and the Department of Labor and Industry must be listed as a certificate holder for the liability insurance.
• Visit their local Washington State Department of Labor and Industries Office with the appropriate documents, a completed contractor application form, and the registration fee to complete the registration. Failure to provide all these requirements may delay the registration or prevent the applicant from getting registered.

Applicants who do not want to visit their local Washington State Department of Labor and Industries Office can mail a completed contractor application form alongside a continuous contractor surety bond, certificate of insurance, and check or money order payable to the Department of Labor & Industries to the address listed below:

Note that applications submitted by mail may take three to four weeks to process and activate. Applicants should always keep in mind that the Department of Labor and Industries only accepts original and notarized signatures for contractor registration. Once a business is registered, it will be listed in the Washington State Department of Labor and Industries Verify a Contractor, Tradesperson, or Business tool. Successful applicants will receive a registration card within two weeks of registration. For more information concerning general contractor registration in Seattle, contact the Washington State Department of Labor and Industries at (360) 902-5800

How Much Do You Charge Compared to Other General Contractors in the City?

General contractors in Seattle consider certain factors when charging a client for their services. These factors include, but are not limited to:

• The type and scope of the construction project
• The amount of labor required to execute the project
• The price of the materials needed to complete the job
• How accessible the site is
• The topographical condition of the area
• The price of a similar construction project
• Project's quality and specification
• The cost of pulling the project permits

In addition to considering the aforementioned factors, Seattle general contractors must also choose the pricing method that can help them correctly estimate and calculate project costs before submitting a quote to the client. Some common types of pricing methods used by general contractors in Seattle are:

• Unit Pricing Method: This pricing method allows the contractor to charge per unit of individual costs. The unit pricing method is typically determined by several variables, which include labor, materials, and overhead costs, and a change in the scope of the project affects the unit price of the contractor's work.
• Lump Sum Pricing Method: This pricing method allows the contractor to bid for the total cost of the project instead of the unit price. Using this pricing method, a general contractor will receive a stipulated price that will cover all project costs to avoid delay or disruption. This pricing method favors projects with well-defined scope.
• Cost Plus Pricing Method: The pricing method allows the contractor to receive the total cost of labor and materials, including an additional sum. The additional sum to be paid is usually between 10 to 20 percent of the project cost, and it enables the client to cover increased expenses, which may or may not favor the client in the long run. It favors the client only in a situation where the project consumes less than estimated materials or labor costs. Thus, a refund is made. Homeowners are advised not to fall for contractors who charge significantly lower fees in the first instance under this pricing method, as they may later raise their fees if the project turns out to be more expensive than originally estimated. Clients should insist on contractors with a good reputation, extensive experience, and a thorough understanding of the nature and quality of services required. This pricing method is best suited for projects with an ambiguous overall scope.

After learning about the factors that influence the cost of hiring a general contractor in Seattle and the common pricing methods employed by general contractors, homeowners can now concentrate on negotiating a fair price with the contractor they wish to hire.

Homeowners can make sure they get a fair price for their project by requesting and comparing estimates from at least three contractors in the city before choosing the contractor that offers the most reasonable price and shows adequate project knowledge.

General Contractors in Seattle earn an estimated annual average wage of $101,210. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Seattle and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

Before hiring a general contractor in Seattle, it is always essential to learn about the services that general contractors offer in the city. That way, you can know what to expect from the general contractor you eventually hire. When hired, most general contractors in Seattle perform the following tasks:

• Set a timeline for completion of the project and plan, mobilize, and organize the labor required to execute the project
• Ensure that the materials and equipment needed to complete the project are available
• Performs supervisory role throughout the project timeline
• Pulling the required permits for the job
• Making sure that the work done complies with the Seattle building codes and safety precautions
• Keeping all vital records connected to the project

While homeowners can find general contractors who are willing and ready to provide these services in Seattle, it is still critical for homeowners to first research the nature and scope of the construction work they want. This will allow them to locate a general contractor with the necessary experience, knowledge, and qualifications to handle the project expertly. Homeowners should remember, however, that general contractors do not complete construction projects independently.

General contractors in the city can subcontract aspects of a project to a registered specialty contractor. Plumbing, electrical work, HVAC installation, carpentry, and roofing are examples of construction project aspects that are typically handled by registered specialty contractors. Despite the fact that general contractors and subcontractors frequently collaborate to execute a construction project, there are some critical distinctions between general contractors and subcontractors who work on construction projects, and these are as follows:

Will You Get the Necessary Permits as Required per the City Code?

Seattle general contractors are required to obtain a construction permit from the Seattle Department of Construction & Inspections before they can begin work on a construction project. Depending on the nature and scope of the project, the Seattle Department of Construction & Inspections will issue the following types of construction permits to interested persons:

• Permit for addition or alteration
• Permit for new building, multifamily, commercial, mixed-use, or industrial
• Permit for a new building, single-family, residential, or duplex
• Permit for temporary structures or uses

While any of the aforementioned permits may be required for a new construction project, it is essential to note that a construction permit will not cover specialty work that will be performed during the project. A separate permit is typically required to execute specialty work such as electrical, HVAC, plumbing, or side sewer. General contractors should ask the specialty contractor they hire to apply for and obtain the necessary permit for the work they will be performing.

Note that the permit process differs for each permit type and may also vary depending on how complex the project is. As a result, general contractors and other individuals who are eligible to apply for a permit are advised to research the type of property involved and the scope of the project before applying for a permit. They can also visit common projects pages to determine the permit type required or contact the Applicant Services Center for a free 20-minute video coaching session. That way, they will be able to apply for and obtain the appropriate permit for the project.

General contractors can apply for most construction permits online. The online application process starts with completing the Building & Land Use Pre-Application using the Seattle Services Portal. After that, general contractors can upload a site plan and a complete legal description for their site. The general contractor will receive an email once they have added the project's pre-application site visit (PASV) fees. Most construction projects in Seattle require a PASV fee. After the fee has been paid, the Seattle Department of Construction & Inspections will perform the inspection and send preliminary application materials to other departments for their review and comment.

Note that only applicants who complete their application and pay the necessary fees will be issued a permit. The Seattle Department of Construction & Inspections will notify applicants when their permit is ready, and the documents are available on the Seattle Services Portal. Successful applicants are required to print the permit and approved plan set issued by the Seattle Department of Construction & Inspection on-site.

In addition to issuing construction permits, the Seattle Department of Construction & Inspection also carries out inspections on construction activities for which a permit was obtained. Inspection is usually performed to ensure that construction activities in the city comply with the city's building codes and safety standards. For more information concerning construction permits and inspections, interested persons can contact the city's Applicant Services Center by calling (206) 684-8850.

Do You Work with Subcontractors?

Most general contractors in Seattle prefer to work with subcontractors during a project because of the following reasons:

• Subcontractors are experts in the specific construction activity they engage in
• Subcontractors simplify large or diverse projects
• They help general contractors meet up with the project timeline by completing important tasks in the project
• They help general contractors avoid complications, such as work accidents that may result from negligence or incompetency

Before finalizing any agreement with a general contractor in Seattle, it is crucial to confirm if they will need the services of subcontractors to execute the job and how they intend to work with subcontractors. Common areas of construction projects that general contractors typically subcontract include:

• Plumbing
• Electrical work
• HVAC installations
• Roofing
• Carpentry
• Welding
• Painting
• Appliance installation
• Drywalling and insulation installation
• Window installation

As soon as you confirm that the general contractor you wish to hire will be working with subcontractors on your project, you should take certain steps to ensure that you are not liable for disputes that may arise between the general contractor and the subcontractor they hired. In most situations, disputes may arise between your general contractor and the subcontractor working on your project for either of the following reasons:

• Late payments
• Shoddy or unsatisfactory work

Per state law, a subcontractor is entitled to receive payment for work performed not later than ten days after the general contractor has been paid for the work by the property owner. However, if a general contractor wrongfully withholds a subcontractor's payment, the subcontractor may file a civil action against the general contractor. If found guilty, the general contractor will be required to pay the stipulated amount with interest, the costs of the suit, and reasonable attorneys' fees. While general contractors are mostly held liable for late payments to subcontractors, it is important to note that home and property owners may still face financial liabilities if a subcontractor decides to place a lien on the property as a result of late or non-payment.

Under Washington law, subcontractors who are not paid for their services have a right to enforce their claim for payment against your property. This claim is known as a construction lien. However, claims may only be made against that portion of the contract price that has not been paid to the subcontractor as of the time. While it is possible to contest liens, the process is usually time-consuming, expensive, and stressful. Hence, homeowners are usually advised to avoid getting into lien situations with anyone working on their project by taking the following measures:

• Research the Contractor: Do not hire a general contractor unless you have confirmed that they are registered, qualified, competent, and familiar with the state's prompt payment and lien laws.
• Notification of any subcontracting: Always ask the general contractor to inform you of any work to be done on your project by subcontractors in writing before the execution of the work.
• Hire a contractor that is bonded: Before your project begins, request that your contractor post a performance bond for the entire cost of your project. This bond will better cover your investment in case the contractor fails to complete the contract as agreed.
• Get relevant information: Ask your contractor for the disclosure statement that advises you about lien releases. If any supplier of materials, a worker, or a subcontractor is not paid, a lien may be filed against your property to force you to pay the debt.
• Get a lien waiver: Before making the final payment on your project, get a signed lien release from all major contractors, subcontractors, and suppliers that worked on your project.
• Timely payments: Complying with the construction contract payment schedule will ensure that your general contractor will not use late payment as an excuse for not paying subcontractors working on your project. In addition, when making payments, make your check payable jointly to both the contractor and the subcontractor or supplier as payees.
• Get a written Contract: Always get a written contract for any arrangement made with your contractor before the work begins. Ensure the arrangement details are clear enough, and avoid signing any contract you do not understand.

Do You Carry the Necessary Insurance Policy for General Contractors in the City?

General contractors in Seattle must always carry active general liability insurance and surety bonds. The general liability insurance policy shall be $200,000 in public liability and $50,000 property damage, or $250,000 combined single limit, while the surety bond shall be $12,000. Note that anyone who fails to provide proof of an active general liability insurance policy with the Washington State Department of Labor and Industries listed as a certificate holder is not registered in the state. Members of the public can contact the Washington State Department of Labor and Industries at (360) 902-5800 for more information concerning the insurance requirements for general contractor registration in the state.

Hiring a general contractor who is insured and bonded is crucial to protect you from financial liabilities that may result from death, injuries, and property damage that occurs while your project is being executed. General contractors and other construction workers are often exposed to several on-the-job hazards while performing their jobs. Some of these on-the-job hazards include:

• Falls from heights
• Exposure to harsh weather conditions
• Exposure to noise
• Exposure to silica dust, asbestos, and other toxic substances
• Cuts, tears, and lacerations from tools and sharp objects on work sites
• Injuries from flying debris and falling objects

Given the number of on-the-job hazards that construction workers face, it is no surprise that the Washington construction industry had the highest number of fatalities, with a total of 21 cases in 2020. 8 of the 21 fatalities in the industry resulted from falls, slips, or trips.

While it is impossible to say whether construction workers will suffer severe injuries during a specific project, homeowners should always plan as if these injuries are unavoidable. To avoid the liabilities associated with on-the-job injuries, property damage, and death that may occur while a project is being executed, homeowners should always make sure that the general contractor they intend to hire is insured. Homeowners can find out the insurance status of the individual they wish to hire by asking the general contractor for proof of insurance and contacting the insurance company that issued the certificate to confirm the information provided by the general contractor.

Do You Provide a Warranty for Works Completed?

Most general contractors in Seattle consider it necessary to give their clients a statement of assurance about the services they will be receiving. This statement of assurance is what is known as a warranty policy. A warranty ensures that the customer will be given certain considerations if the services they received do not meet the standard of agreement. General contractors' warranties are classified into two Types:

• Implied Warranty: this type of statement of assurance does not need to be written before it can be activated. Implied warranties are drawn from state law, and homeowners can refer to the law as the basis for the warranty.
• Explicit Warranty: this type of warranty is written and always included in the construction contract

Subcategories of these aforementioned warranties include:

• Material and Equipment Warranty: this subcategory covers all the equipment and materials that were used to execute the project. It ensures that the equipment and materials are not only new but in good condition and of the right quality.
• Call-back Warranty: this type of warranty entitles the homeowner to call the general contractor back within a specified time frame to correct any aspect of the construction that was not completed correctly for free.
• Vendor Warranty: this type of warranty covers a manufacturer or supplier of products and appliances that will be used for a construction project
• Workmanship Warranty: this type of warranty ensures that everyone working on the project will provide quality service
• Warranty of Habitability: This warranty ensures that the finished is safe to live in and appropriate for its intended purpose. A warranty of habitability is commonly issued for residential structures.

Per state law, homeowners in Seattle have the right to file a claim for any construction defects that may result from their general contractor's actions or inactions. This claim is usually filed when an aspect of construction works violates the city building code or when a service, product, or equipment covered by a warranty fails to meet expectations. Note that the homeowner must send a written notice of the claim to the general contractor no later than 45 days before filing an action for a construction defect. The notice shall describe the construction defect in great detail so that the general contractor can determine the nature of the defect.

As soon as this notice is received, the general contractor, after going through the details of the notice and inspecting the construction defect, may offer to settle the claim by compensating the homeowner or repairing the construction defect. Likewise, the general contractor may dispute the claim or choose not to respond to the claim. If the general contractor disputes or fails to respond to the claim, the homeowner may proceed with a civil action against the general contractor.

Can You Provide References of Clients Served in Seattle?

Asking the general contractor you intend to hire to provide references of clients they have worked for in the past is one of the best ways to determine the contractor's competence and legitimacy before finalizing any agreement with them.

Reputable general contractors in Seattle are always willing to provide names and contact information of their most recent clients with dates of service. You should contact these clients to get a first-hand review of the contractor's level of expertise and professionalism. Be wary of any contractor who refuses to provide verifiable references of previously satisfied clients, as these individuals are either incompetent or dishonest.

In addition to contacting the clients the contractor provided as references, you should also research the contractor online via third-party websites such as Google Review, Yelp, and Better Business Bureau. It is important to note that there are many illegitimate contractors in Seattle, and researching a contractor on any of the aforementioned platforms is a great way to confirm the person's legitimacy and professionalism.

To avoid hiring illegitimate contractors, you can also ask family, friends, and close associates for referrals or search the membership directory of trade organizations such as:

• The National Association of Home Builders
• The Associated General Contractors of America
• The Associated Builders and Contractors Inc, Washington Chapter

What Is the Expected Timeline for This Project?

A project timeline typically includes a chronological list of activities and tasks involved in the execution of a project alongside their priority levels and the amount of time it will take to complete them. Reputable general contractors in Seattle usually create a project timeline for each project and make it available to the owner of the project. However, since each project is unique in some ways, the timeline for the completion of a project will vary depending on the following factors:

• The nature and scope of the project
• The type of construction to be done
• The predominant weather conditions at the time
• The availability of required construction materials, subcontractors, and construction crew
• Changes to the construction scope or plan
• The amount of time it takes to get permits for the project

Some of the benefits of having a construction project timeline are as follows:

• It helps to organize and simplify diverse and large projects
• It helps to track project progress
• It is an effective way to control construction cost
• It allows members to work at their own pace when completing a task but reduces unnecessary delays by clarifying the exact quantity and type of construction resources needed for each task.
• It ensures deadlines are met and that the whole team is working together to achieve the common goal.
• It promotes better communication between the contractor, subcontractor, and construction material suppliers.