1. License, Bond, and Insurance
In California, every general contractor should hold a current CSLB license (class B for general building), an active surety bond, general liability coverage of at least $1M, and workers' compensation coverage if they have employees. Verify at cslb.ca.gov by license number, not by trusting a website badge.
2. Portfolio That Matches Your Project Type
A contractor who builds tract homes and one who builds architectural glass estates are different companies with different systems. Ask to see 3–5 completed projects at your finish level. Better yet, ask to walk one.
3. A Written Pre-Construction Process
Any luxury contractor worth hiring will have a paid pre-construction phase where scope, budget, and schedule get locked before construction starts. If a contractor is willing to hand you a lump-sum bid on a napkin, that's your answer.
4. In-House Crews or Trusted Trades
The best luxury contractors keep framing, finish carpentry, and cabinetry in-house — because that's where quality either wins or loses. Ask specifically which trades are in-house vs. subbed, and how long they've worked with the sub relationships.
5. Communication Cadence
You want a project manager who sends weekly written updates, holds regular client walk-throughs, and answers texts within a business day. Ask how they communicate on active jobs and get client references who can confirm it.
6. Change Order Discipline
Change orders happen. What matters is how they're handled. A good contractor writes every change up in advance with cost impact, schedule impact, and your signature required before work starts. Anything else invites budget surprises.
7. Client References — Recent and Similar
Ask for 3–5 references from projects completed in the last 12 months at your scale and finish level. Call every one. Ask what went wrong and how it was resolved — not just what went right.
8. Chemistry
You'll spend 6–24 months working closely with your GC. If the initial conversations feel evasive, dismissive, or over-promising, listen to that instinct. The best contractor for you is one who's honest about tradeoffs from day one.
Frequently Asked Questions
Should I get multiple bids?+
Yes, but not lump-sum bids on the same 'design' — those aren't comparable. Ask 2–3 contractors to walk your project and provide a pre-construction proposal. Compare their processes, not just their numbers.
How much should a contractor's markup be?+
Luxury general contractors typically operate on 18–28% total overhead and profit. Anything dramatically under that suggests the number will change; anything dramatically over should be explained.
Is a lower bid always risky?+
Not always, but a bid 25%+ below others usually means missing scope, understated allowances, or a builder who hasn't done work at that level before. Always ask 'what's not included.'