How to hire and manage a contractor for your Georgia flip.

Ask every contractor to price the same work

Prepare a bid packet with the property address, photos, room-by-room scope, material specifications and desired sequence. State which decisions are still open. Ask each bidder to list exclusions, allowances and assumptions rather than burying them in a total.

For example, one kitchen bid may include cabinets and installation while another also includes demolition, disposal, plumbing connections and wall repair. Build a comparison sheet before deciding which price is lower for the completed job.

• Which work and materials are included?
• Which tasks require another trade or separate price?
• Who orders, receives and stores materials?
• Who handles permits and inspection scheduling?
• What is the proposed start date, sequence and completion date?

Check licenses, insurance and relevant experience

Georgia requires licensing for compensated residential and commercial general contractor services, with exceptions for qualifying specialty work. The right requirements depend on the work. Use the Secretary of State’s official license search and ask the local permitting office about the proposed scope. A general business registration is not a contractor license.

Check that the person and business on the proposal match the records and agreement. Ask the insurer or agent to confirm current coverage for the planned work. Do not assume a general contractor’s credential covers every trade or a separate lead-safe certification.

The FTC recommends checking licenses and insurance, comparing written estimates and avoiding a full upfront payment. Its consumer guide is a useful screening resource; consumer cancellation rights should not be assumed to apply to your investment-business contract.

Sources: Georgia Secretary of State: contractor licensing questions and license search · FTC: avoiding home improvement scams

Ask references about the whole job

A beautiful finished photo tells you little about how the work went. Ask for recent projects with similar scope. If possible, speak with a client whose project is underway as well as one whose job is finished.

• How did the final cost compare with the signed scope and approved changes?
• Who was on site and who answered questions?
• Were delays explained early, and how were they handled?
• Were inspections, corrections and cleanup completed?
• Did the contractor return for agreed follow-up work?
• Would you hire the same team for a similar project?

Get permission before visiting a jobsite. A contractor’s ability to complete one small project does not prove capacity for several simultaneous rehabs.

Tie payments to clear milestones

Define the event that makes each payment due. “Bathroom complete” is clearer when it refers to the agreed fixtures, finish work, testing, cleanup and required inspection status. Separate an advance for documented materials from payment for completed labor.

There is no universal deposit percentage that fits every renovation. Ask what the deposit buys, where materials will be stored, who owns them and what happens if the project stops. Have your adviser review the contract’s payment and termination terms.

Coordinate contractor due dates with your actual funding process. A contractor invoice can become due before your lender releases a draw. Resolve that timing gap in the plan rather than assuming either party will change its agreement later.

Keep changes and problems visible

Use one shared list of decisions and one current scope. For each change, record the reason, cost, time effect and approval. Photograph concealed conditions before they are covered, while respecting site safety and the inspection process.

If progress falls behind, ask for a revised work plan with the person responsible and the next milestone. Compare paid amounts with completed work and materials actually secured. Keep the discussion factual: what was agreed, what is finished and what remains.

If a serious dispute develops, preserve the contract, payment records, messages and photos. Get advice on your rights before withholding a contractually due payment or terminating the agreement. Those choices depend on the contract and the circumstances.

Close out the work before closing out the file

Create a punch list: the remaining corrections needed to finish the agreed work. Walk it with the contractor, identify who will complete each item and record the completion date. Gather warranties, manuals, receipts and inspection or permit closeout records.

Ask your Georgia closing attorney what payment evidence and lien-related documents are appropriate for the project. Paying the general contractor alone does not prove every subcontractor or supplier has been paid. Avoid using a random out-of-state lien-waiver form.

Keep the final job file with the property records. It helps you explain the renovation to the buyer and gives you better cost information for the next project.