How to Find a Contractor That Won’t Destroy Your Flip

Flipping houses can be exciting—and profitable. But here’s the truth no one likes to admit:

Your contractor will either make you money—or cost you a fortune.

A good contractor? They’ll deliver on time, within budget, and bring your vision to life. A bad one? They’ll turn your dream flip into a disaster you’ll regret.

After years of flipping houses, I’ve learned exactly how to find the right contractor—and avoid the ones that’ll drain your profits. Here’s how to protect your investment and ensure your flip is a success.

1. Start with Referrals

Word of mouth is gold. Ask investors, real estate agents, or anyone in the business. If they’ve worked with someone reliable, they’ll tell you. If they’ve had a nightmare? They’ll warn you.

• Network with local real estate groups: Join meetups or online forums where investors share their experiences.

• Ask for specific examples: Don’t just ask if they were good—ask how they handled challenges, timelines, and budgets.

Pro Tip: A contractor with solid referrals is already a step ahead of the competition.

2. Check Their Work (In Person)

Don’t just look at a portfolio—go see their finished projects. Flips are all about the details. If their craftsmanship is sloppy, your sale price will take a hit.

• Inspect for quality: Look at tile work, paint finishes, and how well things are aligned.

• Talk to property owners: Get their perspective on how the contractor handled the project.

Why it matters: Shoddy workmanship can tank your resale value and lead to costly repairs down the line.

3. Verify Licenses & Insurance

No license? No deal. This protects you if something goes wrong. It also tells you they meet basic industry standards.

• Confirm licensing: Check with local licensing authorities to verify.

• Ensure insurance coverage: They should have liability insurance and workers' compensation.

Why it matters: Without proper licensing and insurance, you’re liable for any accidents or damages.

4. Get Multiple Bids (But Watch for Red Flags)

Always get at least three bids. This helps you compare pricing and scope of work.

• Beware of lowball offers: If one bid is way lower, it usually means they’re cutting corners or hiding costs.

• Evaluate detail in bids: Look for comprehensive breakdowns of labor, materials, and timelines.

Remember: Cheap work isn’t good. Good work isn’t cheap.

5. Ask the Hard Questions

Don’t be shy. Ask them questions that reveal how they work:

• How many flips like this have you done?

• What’s your timeline for a project this size?

• How do you handle unexpected issues?

• Can I talk to past clients?

Why it matters: Their answers will tell you everything you need to know about their experience, reliability, and professionalism.

6. Set Clear Expectations (In Writing)

No handshake deals. Get a detailed contract that covers:

• Scope of work

• Payment schedule

• Completion timeline

• Materials and finishes

Why it matters: This avoids confusion and gives you something to reference if things go sideways.

Pro Tip: Include a penalty clause for missed deadlines to keep things on track.

7. Start Small

Before handing over a big flip, test them with a smaller project. See how they work when the stakes are low.

• Monitor their reliability: Do they meet deadlines? Communicate well?

• Evaluate quality: Is the work up to your standards?

Why it matters: A trial run reveals a lot about how they handle bigger projects.

8. Trust Your Gut

Bad vibe? Walk away. If they miss deadlines during bidding or dodge questions, it’ll only get worse once the project starts.

• Watch for red flags: Poor communication, vague answers, or resistance to providing references.

• Follow your instincts: If something feels off, it probably is.

Remember: Your intuition is one of your best tools.

9. Stay Involved

Even the best contractor needs oversight. Visit the property regularly. Check progress. Stay in the loop.

• Conduct regular site visits: Ensure work aligns with the agreed timeline and quality standards.

• Communicate frequently: Set up weekly check-ins to discuss progress and any issues.

Why it matters: This keeps them accountable and prevents costly mistakes.

10. Don’t Rush the Hire

Take your time. A rushed decision almost always leads to regrets—missed deadlines, shoddy work, and blown budgets.

• Vet thoroughly: Check references, reviews, and previous work.

• Sleep on it: Don’t feel pressured to make a decision on the spot.

Why it matters: Finding the right contractor is worth the extra time and effort.

The Bottom Line

A great contractor isn’t just someone who knows how to build—they’re a partner in your flip’s success. The property you buy matters, but the team you build matters more.

Do your homework, set clear expectations, and stay involved. That’s how you protect your investment—and your profits.

Final Thoughts: The Long-Term Value of a Good Contractor

Once you find a contractor you trust, nurture that relationship. A reliable contractor becomes an invaluable asset as you scale your flipping business.

• Pay them fairly: Good contractors are worth the investment.

• Treat them with respect: Mutual respect leads to long-term partnerships.

• Refer them to others: Helping them grow their business fosters loyalty.

Remember: Your contractor isn’t just working on your flip—they’re helping build your business.

Need more tips on managing your flip? Reach out, and I’d be happy to share more insights from years in the field.

-Robbie