Finding Quality Subcontractors

Finding good subcontractors is the foundation of a successful owner-builder project. Great subs show up on time, do quality work, pass inspections, and charge fair prices. Problem subs disappear, do shoddy work, fail inspections, and cost you thousands in delays and rework.

The difference between a smooth build and a nightmare project often comes down to the quality of your subcontractors. This guide will show you exactly where to find reliable contractors and how to build a network of quality trades.

Why This Is Critical

The reality: Quality subcontractors are booked 2-3 months out. The contractors who are immediately available are usually available for a reason (they're new, inexperienced, or have a bad reputation).

The numbers: A bad subcontractor can cost you:

A good subcontractor:

Bottom line: Finding quality subs is worth the effort. Start early and be selective.

When to Start Looking

Timeline: Begin finding subcontractors 3-6 months before you need them on site.

Why so early?

Typical lead times by trade:

Typical Lead Times to Book Quality Subcontractors
TradeLead Time to Book
Excavation2-4 weeks
Foundation4-8 weeks
Framing6-12 weeks
Roofing3-6 weeks
Plumbing4-8 weeks
Electrical4-8 weeks
HVAC6-10 weeks
Drywall4-6 weeks
Flooring3-6 weeks
Cabinets8-16 weeks (including manufacture time)

Pro tip: Start with long-lead items (framing, HVAC, cabinets) first.

Best Sources for Quality Subs

Here are the most reliable places to find good contractors, ranked by success rate:

1. Referrals from Building Inspectors (Best Source)

Success rate: 90%+

Why it works: Inspectors see the work quality of every contractor in your area. They know who does clean work and who creates problems.

How to do it:

What to say:

"I'm building my own home and acting as my own GC. I want to work with subcontractors who do quality work and understand code. Who do you see doing consistently good work in [trade]?"

Advantages:

My experience: Inspector referrals are my #1 source for finding quality subs. I've never had a bad experience with an inspector-recommended contractor.

2. Referrals from Lumber Yards and Supply Houses

Success rate: 75-85%

Why it works: Supply house staff know which contractors:

Where to ask:

How to do it:

What to say:

"I'm building my own home and need a reliable [trade]. Who are your best customers who do quality work and run professional operations?"

Advantages:

Pro tip: Ask the delivery drivers too. They visit job sites and see work quality firsthand.

3. Referrals from Other Subcontractors

Success rate: 70-80%

Why it works: Subcontractors work with each other constantly. They know who's reliable, who does quality work, and who creates problems for other trades.

How to do it:

What to say:

"I'm really happy with your work. Who do you like working with for [other trade]? Who makes your job easier because they do quality work?"

Advantages:

Warning: Subs sometimes recommend friends/family regardless of quality. Always verify and don't skip your vetting process.

4. Referrals from Recent Owner-Builders

Success rate: 70-80%

Why it works: Other owner-builders have been through the exact process you're starting. They know which subs worked well with owner-builder projects.

How to find them:

What to ask:

Advantages:

Pro tip: Offer to buy them coffee. Most owner-builders love talking about their experience and will share valuable insights.

5. Local Builder Associations

Success rate: 60-70%

Why it works: Professional contractors join associations for continuing education and networking. Membership shows some level of commitment to their trade.

Where to look:

How to use:

Advantages:

Warning: Membership alone doesn't guarantee quality. Still vet thoroughly.

6. Architect/Designer/Engineer Referrals

Success rate: 65-75%

Why it works: Design professionals work with contractors regularly and know who builds their designs well.

How to do it:

What to ask:

"Who do you see building your designs accurately and to code? Who do you trust to execute your plans?"

Advantages:

Limitation: Architects/designers may not know about pricing competitiveness or owner-builder friendliness.

7. Online Reviews (Use with Caution)

Success rate: 40-60%

Why it's risky: Reviews can be faked, biased, or not represent typical experience. Great contractors may have few reviews (they're too busy). Bad contractors may have great reviews (from friends/family).

Where to look:

How to use them:

Red flags in reviews:

Green flags:

My take: Use reviews as one data point, not the deciding factor. Personal referrals are far more reliable.

8. Permit Records (Advanced Technique)

Success rate: 60-70%

Why it works: You can see which contractors are actively pulling permits in your area, indicating legitimate, licensed work.

How to do it:

What to look for:

Advantages:

Time investment: 2-3 hours at building department

9. Driving Around (Old School but Effective)

Success rate: 50-60%

Why it works: You can see work quality firsthand and catch contractors actively working.

How to do it:

What to look for:

When to do it:

Pro tip: Write down company names and take a business card if available. Follow up with a call.

Sources to Avoid or Use with Extreme Caution

1. Craigslist/Random Classifieds

Why to avoid:

Exception: Established contractors sometimes advertise here during slow periods. But verify everything.

2. Door-to-Door Solicitation

Why to avoid:

My rule: Never hire someone who knocks on your door.

3. "Guy Who Did My Friend's Bathroom"

Why to be cautious:

If you must: Verify licensing, get references from new construction projects, not just remodels.

4. Family Members (Without Proper Credentials)

Why to be cautious:

If you must: Treat them like any other contractor. Contract, insurance, payments, quality standards. Keep it professional.

5. Lowest Bidders from Contractor Matching Services

Why to be cautious:

If you use them: Treat it like any other lead. Vet thoroughly, check references, verify licensing.

Building Your Contractor Network

Goal: Have 2-3 quality options for each trade before you need them.

Step 1: Cast a Wide Net (2-3 months before you need them)

Step 2: Initial Contact (6-8 weeks before)

Step 3: Narrow Down (4-6 weeks before)

Step 4: Vet and Interview (3-4 weeks before)

Detailed vetting process →

Step 5: Get Quotes (2-3 weeks before)

Getting quotes guide →

Sample Contractor Network Spreadsheet

Track your subcontractor search with this structure:

Sample Contractor Tracking Spreadsheet
TradeCompany NameContactPhoneSourceLicense #Insurance VerifiedAvailableStatusNotes
FoundationABC ConcreteJohn Smith555-0123Inspector12345YesJuneQuotedGreat reviews
FoundationXYZ ConcreteJane Doe555-0124Lumber yard67890YesJuneQuotedHigher price
FramingBest FramesBob Jones555-0125Other builder11111PendingJulyContactedChecking refs

Track:

Red Flags When Finding Subs

Watch for these warning signs:

1. No Physical Address

Why it matters: Legitimate contractors have a physical business location. Easy to disappear without one.

2. Pressure to Hire Immediately

Why it matters: Quality contractors are booked ahead. Immediate availability often means they're not busy for a reason.

3. Can't Provide References

Why it matters: Good contractors have happy clients willing to vouch for them.

4. No License or "License Not Required"

Why it matters: Licensing protects you. Unlicensed work can void permits and insurance.

5. Cash-Only, No Contract

Why it matters: Legitimate businesses provide contracts and accept checks/cards. Cash-only often means tax evasion or fly-by-night operation.

6. Requires Large Upfront Deposit

Why it matters: Standard deposits are 10-20%. Large deposits often mean cash flow problems or scam risk.

7. No Insurance or "I'll Add You to My Policy"

Why it matters: Uninsured contractors put your entire project and assets at risk.

8. Poor Communication from the Start

Why it matters: Communication problems only get worse once hired.

Green Flags - What to Look For

1. Professional Presence

2. Proper Documentation

3. Realistic Timeline

4. Good Communication

5. Code Knowledge

6. References Available

7. Transparent Pricing

8. Professional Attitude

Questions to Ask When First Contacting Subs

During initial contact, ask:

  1. "Are you available for work starting [timeframe]?"

    • Tests availability and honesty
    • Good subs book ahead

  2. "Do you work with owner-builders?"

    • Some subs prefer not to (want single point of contact with GC)
    • Better to know upfront

  3. "Are you licensed and insured?"

    • Should answer "yes" immediately
    • Ask for license number

  4. "What's your typical timeline for a project like mine?"

    • Tests experience with similar projects
    • Gives you realistic expectations

  5. "Can you provide references from recent projects?"

    • Should say "yes" without hesitation
    • Hesitation is a red flag

  6. "How do you prefer to communicate during the project?"

    • Reveals communication style
    • Make sure it matches your needs

  7. "What's your payment structure?"

    • Standard should be progress-based
    • Red flag if demands large upfront payment

Building Relationships Before You Need Them

Pro strategy: Start building relationships with contractors 6-12 months before your project.

How:

Why it works:

Example: I've hired contractors for small repairs on my current home specifically to build relationships for future projects. $500 repair now can lead to $50,000 new construction project later.

Special Considerations for Owner-Builders

Some contractors are hesitant to work with owner-builders:

Why:

How to overcome:

Script for initial conversation:

"I'm acting as owner-builder on my home construction. I've worked with [building department] to understand code requirements, and I'm committed to running a professional project. I respect your expertise and want to make your job as smooth as possible. I pay promptly when work is completed and inspected. Would you be interested in providing a quote?"

Timing Your Search

6 months before construction:

3-4 months before:

2-3 months before:

1 month before:

2 weeks before:

Checklist: Finding Quality Subs

Next Steps

Once you have your pool of potential subcontractors:

  1. Vet and Interview → - Learn how to evaluate subs before hiring

  2. Get Quotes → - Request and compare bids properly

  3. Contracts → - Protect yourself with proper agreements

**The foundation