Get Quotes from Top General Contractor in Phoenix, AZ

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

In Phoenix and other parts of Arizona, it is illegal to refer to oneself or conduct business as a general contractor without holding a general contractor license issued by the Arizona Registrar of Contractors (ROC). Parties that are found guilty of this illegal conduct may be fined up to $10,000 per violation by the State Attorney General.

Given the severe penalties for unlicensed contracting in Arizona, homeowners should always use the ROC contractor search portal to confirm the general contractor license status of the individual they wish to hire. Homeowners can confirm a contractor's license status with the ROC by asking for their 6-digit license number and entering the information on the query box provided on the contractor search portal.

The ROC issues separate licenses for commercial and residential work and different classifications of general contractor licenses to interested persons. General contractor license classifications issued by the ROC include, but are not limited to:

• General commercial contractor
• General small commercial contractor
• General residential contractor
• General remodeling and repair contractor
• General residential contractor
• General swimming pool contractor

Interested persons can find out more about the particular general contractor license classification they want by visiting the ROC license classification page. Individuals and businesses can obtain any of the aforementioned general contractor licenses provided that they meet the requirements for that particular license. ROC requires applicants for general contractor licenses to identify a qualifying party for the license if they do not qualify as such. Note that a qualifying party is someone with a minimum of four years of practical or management trade experience, at least two of which must have been within the last ten years, dealing specifically with the type of construction, or its

equivalent, for which the applicant is applying for a license. Other requirements for obtaining a general contractor license include:

• The qualifying party must pass the licensing examination by at least 70%. Call (855) 744-0310 or email to find out more about specific trade exams
• If the application is for a general commercial license or general small contractor license, the qualifying party may take the National Association of State Licensing Agency Commercial General Building Exam in place of the examination mentioned above.
• Applicants must provide state-issued certificates of incorporation or locally-issued business certificates. For example, partnerships are required to submit a certificate of registration with the Arizona Secretary of State, while corporations are required to submit a certificate of registration with the Arizona Corporation Commission.
• Applicants must submit to mandatory background checks
• Applicants must obtain and submit proof of a license bond
• Applicants and their qualifying party must provide any acceptable government-issued identification

Having met the above-mentioned requirements, applicants can now proceed with their application for a general contractor license by submitting the appropriate license application form alongside the applicable license fee online, by mail, or in person. Applicants can mail a completed contractor license application form to:

Likewise, applicants can deliver the completed contractor license application form alongside other necessary documentation to the ROC office location at:

Once the application is approved, a notice will be mailed to the applicant, and a phone call will be scheduled between the applicant and the licensing representative. After that, the applicant will be issued a general contractor license. Queries concerning the process and other requirements for obtaining an ROC-issued general contractor license can be directed to (602) 542-1525.

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

Phoenix general contractors consider the following factors when calculating the cost of their services:

• The type of project
• The nature and scope of the project
• The location of the project within the city
• Site conditions and accessibility
• The cost of materials needed
• The cost of materials needed
• Labor cost
• The urgency of the project

While most reputable general contractors in the city charge a fair price for their service, homeowners should bear in mind that there are also dishonest contractors who deliberately take advantage of their clients by inflating the price of their services. Therefore, homeowners are advised to obtain quotes for their projects from different general contractors in the city and compare these quotes before choosing the contractor that best captures the average market price for the service.

When calculating the cost of their services, Phoenix general contractors typically utilize one of the following pricing methods:

• Unit Pricing: this involves the client paying for the actual quantity of each line of work performed as measured in the field during construction. Each unit price typically includes all labor, material, equipment, and overhead costs covering the scope of work.
• Lump Sum Pricing: this is also known as stipulated sum pricing, and it involves the contractor agreeing to complete the entire project for a predetermined price. This is usually effective for projects with a well-defined scope of work. Lump sum pricing also allows the contractor to submit a total project price instead of bidding on each work to be performed. It also allows contractors to request more than the project's actual cost to cover unforeseen circumstances.
• Cost Plus Pricing: this involves the contractor getting paid the total cost of materials, labor, and all the expenses associated with the work plus a fixed percentage, which can earn them an incentive if they reduce the cost of the project. This pricing method is appropriate for projects with an uncertain overall scope, as the client can save money if the project's total cost is less than the estimated cost. However, if the project turns out to be more expensive than anticipated, the client will be required to pay additional fees. Unless there are compelling reasons, such as an emergency, homeowners should not use this type of contract.

Having seen the common pricing methods utilized by general contractors in the city, homeowners should ensure they understand the particular pricing method their preferred contractor uses to calculate the project cost. This will help the homeowner avoid agreeing to a payment plan that is not favorable to them. Also, homeowners should be wary of contractors offering relatively low prices for projects worth more. Dishonest contractors often offer low prices to their clients, only to increase costs once the project begins. It is always in the interest of the homeowner to get a breakdown of the actual cost of retaining the services of a general contractor for their project.

General Contractors in Phoenix earn an estimated annual average wage of $72,310. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Arizona and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

Phoenix general contractors provide a variety of construction services, ranging from project supervision to providing the materials, equipment, and labor needed to complete a construction project. Other services provided by a general contractor include:

• Creating a timeline for the completion of the project
• Providing cost estimates for the project
• Ensuring that all required permits are obtained
• Ensuring that all work is done according to applicable building codes and safety precautions
• Supervising project administrative aspects such as scheduling, cash flow, and worker payments
• Keeping detailed records of all project aspects

It is always a good idea to confirm the type of services you need and whether the general contractor you wish to hire has the experience to execute the project before finalizing any agreement with them. While it is always best to hire a general contractor who is experienced in the type of construction work you want, bear in mind that general contractors who do not specialize in performing the exact construction work you need can also hire subcontractors who are more skilled and experienced in getting the job done.

In most cases, a general contractor will require the services of a subcontractor to handle aspects of construction like plumbing, electrical work, HVAC installation, carpentry, and roofing that the general contractor or laborers may not be qualified to handle personally. However, there are certain key differences between general contractors and subcontractors that work on construction projects, and these are:

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

In Phoenix, a permit is required to erect, alter, construct, repair, maintain, or demolish any building, structure, or building service equipment. Section 114.1.4 of the Phoenix Building Construction Code makes it unlawful for anyone to perform any work for which a permit is required without first obtaining the permit from the city's Planning and Development Department and posting it on the premises where the work is to be performed. Failure to obtain the necessary permits for construction may attract criminal penalties and civil remedies for both the homeowner and the contractor. For instance, any person who begins work on a project requiring a permit without first obtaining the permit for such work shall be subjected to payment of an investigation fee and the initial permit fee as assessed by the city's Building Official.

As a homeowner, making sure that your contractor pulls the appropriate permit for your project helps you avoid unnecessary fines and other statutory penalties. In addition, obtaining the necessary permits for your project also saves you money on insurance, protects the value of the property, and helps guarantee public safety. While obtaining a permit for your projects comes with loads of benefits, it is important to note that some minor alterations and construction that do not involve structural changes to a building do not require a permit. Some activities exempted from permitting in Phoenix include but are not limited to:

• Altering retaining walls that are not more than 40 inches in height measured from the bottom top of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II, or IIIA liquids
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
• Installation or replacement of equipment such as appliances, lamp holders, lamps, and other utilization equipment manufactured, approved, and identified for cord- and plug connection to suitable permanently installed receptacles
• Repair or replacement of refrigeration units with not more than 5 tons (17.5 kW) of refrigeration capacity when located outdoors
• Clearing of stoppages or the repairing of leaks in pipes, valves, or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes, or fixtures.

Parties that wish to obtain a permit from the city's Planning and Development Department can do so online via its PDD permit portal. Applicants can use the resources on this portal to complete the stages involved in the permit application process. During the permitting process, forms and documents such as construction plans, building drawings, and the payment of permit fees are usually required. It should be noted that the specific documents and fees required are determined mainly by the nature and scope of the project. Once all the permit requirements have been met, the Department will issue the appropriate permissions to the applicant.

In addition to the issuance of permits to successful applicants, the Department also inspects projects that have been permitted. Inspections are generally performed to ensure that the project complies with the provisions of the Phoenix Building Construction Code. Queries concerning the process and requirements for obtaining a permit can be directed to the city's Planning and Development Department by calling the appropriate telephone numbers provided in this PDD directory.

Do You Work with Subcontractors?

Although most general contractors in Phoenix rely on their crew to complete construction work, there is always the possibility that they will hire the services of subcontractors during the work. General contractors in Phoenix may require the services of subcontractors for the following reasons:

• They provide the expertise required for completing specialized tasks
• They help simplify large or diverse projects
• For increased productivity and flexibility
• To meet up with the project timeline
• To reduce complications such as work accidents that may result from negligence or incompetency

As a homeowner in Phoenix, it is always in your best interest to find out whether the individual you intend to hire will be subcontracting some aspects of your project. 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

In addition to confirming whether the general contractor you wish to hire will be subcontracting some aspect of the construction work, you should take precautionary steps to ensure that you are not held liable for any disputes that may arise between your general contractor and a subcontractor when they decide to subcontract some aspects of your project. Common causes of disputes between general contractors and subcontractors in Phoenix are:

• Late payments
• Shoddy or unsatisfactory work

General contractors are liable for any late payments involving subcontractors they hired for jobs, according to Section 32-1183B of the Arizona Revised Statute. If the general contractor does not pay the subcontractor within seven days of receiving payment from the homeowner, the subcontractor may file a claim for late payment. While this protects homeowners from being held liable for late payments to subcontractors, it is important to note that homeowners may still face financial liabilities if a subcontractor places a lien on the property.

Per state law, subcontractors in Phoenix can enforce lien rights on a property when the contractor they signed a contract with fails to honor any aspect of the agreement, especially payment for work done in a building without a valid reason. Subcontractors can use lien rights to force homeowners to pay for work that their general contractor did not pay for, regardless of whether the funds were paid to the general contractor or not. While it is possible to contest liens, it is usually a time-consuming, stressful, and expensive process. As a result, it is always best to avoid getting into lien situations in the first place by taking the actions listed below:

• Due diligence: Always double-click the general contractor you want to hire to make sure they are qualified, competent, and familiar with the state prompt payment and lien laws
• Notification of any subcontracting: Request that the general contractor notifies you of any work to be done on your project by subcontractors before the work commences
• Request lien waiver: Always get a lien waiver for every payment made. By doing so, the subcontractors will be unable to place a lien on your property. Lien waivers are also an excellent way to ensure your general contractor is accountable for dealing with the subcontractors.
• Hire only bonded contractors: Always hire a general contractor that carries a valid payment bond. Doing so can avoid a lien on your property, as the subcontractor can file a claim against the bond instead.
• Timely payments: Per state law, homeowners are required to always make timely payments based on the billing cycle stipulated in the contract they signed with their general contractor
• Get a written Contract: Insist on getting a written contract for any arrangement made with your contractor before the work commences. Always make sure that the arrangement is spelled out clearly, and avoid signing any contract that you do not fully understand.

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

Every contractor in Phoenix is required to procure and maintain active general liability, automobile liability, workers' compensation, and employers' liability insurance plans before executing a construction project in the city. The general liability must carry a minimum of $1,000,000 per occurrence of bodily injury and property damage and a broad form of contractual liability.

Similarly, the automobile liability must carry a minimum of $1,000,000 as a combined single limit providing coverage for bodily injury and property damage for any owned, hired, and non-owned vehicles used by the contractor in the performance of construction work in the city. The workers' compensation and employers' liability must carry a minimum of $100,000 per work accident and disease infection occurrence. For additional information concerning insurance requirements for contractors in the city, call the Phoenix Neighborhood Services, Housing Rehab Section at (602) 534-4444.

Hiring a general contractor who has met the aforementioned insurance requirement is important because construction workers in the city are often exposed to several on-the-job hazards while performing their jobs. These on-the-job hazards include:

• Falls from heights
• Electrocutions
• Exposure to harsh weather conditions
• Exposure to noise
• Lifting heavy loads
• 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 are exposed to, it is not surprising that the Arizona construction industry recorded the third-highest number of fatal work injuries in the state in 2020, accounting for more than 20% of all fatal work injuries sustained by workers across the state.

While there is always uncertainty surrounding whether construction workers will suffer severe injuries during a particular project or not, homeowners should always plan as if these injuries are bound to happen. Homeowners can protect themselves from negative events such as serious injuries, property damage, and death that may occur during the execution of their project by making sure that the general contractor they want to hire is carrying an active insurance policy. You can ensure that the general contractor you wish to hire is insured by asking for their insurance certificate and contacting the insurance company that issued the certificate to verify the information given to you by the general contractor.

Do You Provide a Warranty for Works Completed?

A warranty is a promise or statement of assurance given to a customer or client about the quality of the goods and services they are purchasing. It is also a guarantee that the customer will be given certain considerations if the goods or services they purchased fail to perform as expected. Like most service providers, some Phoenix general contractors also provide warranties for works completed. Warranties offered by general contractors are grouped into two categories, namely:

• Explicit Warranty: this type of warranty is documented and usually included in the construction contract
• Implied Warranty: this type of warranty does not need to be documented before it can be activated. They are warranties created by state law. Implied warranties are common in all types of construction projects, whether or not a written warranty is issued

Subcategories of these aforementioned warranties include:

• Material and Equipment Warranty: this type of warranty covers the construction project's equipment and materials. It guarantees that the equipment and materials are new, in good condition, and of the right quality.
• Call-back Warranty: this type of warranty allows a homeowner to call the general contractor back within a stipulated period to correct any aspect of the construction that was not done correctly for free
• Vendor Warranty: this type of warranty is typically provided by the manufacturer or seller of products and appliances used for the construction
• Design-Build Warranty: this warranty typically covers the services of professionals like engineers and architects who are involved in the construction project
• Workmanship Warranty: this warranty guarantees that the project's workers and subcontractors will provide quality service.
• Warranty of Habitability: this warranty guarantees that the finished building or structure is safe to live in and appropriate for its intended purpose. This warranty is typically issued for residential structures.

The Arizona Workmanship Standards for contractors regulate the types of warranties that will be issued for construction work in the state as well as the terms and conditions for these warranties. Per the Arizona Workmanship Standards requirements, contractors are required to perform all work in a professional and workmanlike manner and ensure that the work meets the applicable building codes and professional industry standards. The document also specifies that contractors will be responsible for repairs or replacement of items whose defects result from the contractor's action or inaction. Homeowners can activate a warranty issued by their contractor when any of the following happens:

• Air conditioning and heating equipment failure occurs within one year
• Cabinet malfunction occurs within the first year of construction
• Electrical equipment or materials not secure or adequately supported
• The damper does not operate properly
• There is excessive infiltration from improperly installed doors and windows
• insulation is not uniform in the attic
• Crooked, out-of-plumb, out-of-level masonry walls
• Stopped-up sewers and drains caused by poor workmanship
• Uneven, irregular, or crooked shingles
• The septic system fails to operate properly
• Uneven building siding

Homeowners in Phoenix are advised to read the Arizona Workmanship Standards for contractors to see other construction situations that can activate a warranty agreement with their contractor. Per state law, if a general contractor fails to honor a warranty or contract agreement, the homeowner can file a claim for breach of contract. If proven to be the case, the homeowner will be awarded costs and attorney fees in a reasonable amount.

Can You Provide References of Clients Served in Phoenix?

The best ways to find qualified and reputable general contractors in Phoenix is by asking family, friends, and close associates for referrals or by searching the membership directory of trade organizations such as:

• The Arizona Builders Alliance
• The National Association of Home Builders
• The Associated General Contractors of America
• The New York Building Contractors Association

However, regardless of how you come in contact with the contractor, you should always ask them to provide references of clients they have worked for in Phoenix. Asking a contractor to provide references of clients they have worked for in the city is a good way to assess a contractor's level of expertise, legitimacy, professionalism, and quality of service.

You may ask the contractor to provide names and contact information of their most recent clients with dates of service. This will prevent the contractor from selecting only his best clients as references and attempting to ignore the weaker references. Be wary of any contractor that refuses to provide verifiable references of previously satisfied clients. Contractors who refuse to provide such information are either incompetent or dishonest.

As soon as a contractor provides references of clients they have worked for in the past, it is your responsibility as the homeowner to contact references that you are given to verify the claims made by the contractor. In addition, you should also research the contractor online via third-party websites such as Google Review, Yelp, and Better Business Bureau. You can also contact the Arizona Registrar of Contractors at (602) 542-1525 or visit the ROC's most wanted list to see if complaints have been filed against such contractors in the past.

What Is the Expected Timeline for This Project?

Before working on a construction project, most general contractors in Phoenix will give their clients an expected timeline for the completion of the project. However, the timeline for the completion of a project given to each client may vary depending on the following factors:

• The type of construction work involved
• The nature and scope of the project
• The prevalent weather conditions and time of the year
• 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 and inspection approvals

The following are some of the advantages of having a construction project timeline:

• It makes the organization and execution of tasks easier
• It reduces unnecessary waste by clarifying the exact quantity and type of construction resources needed for each task
• It helps the contractor and construction crew identify how the project is progressing
• It reduces unnecessary delays by making sure that each task is completed at the appropriate time
• It helps to control construction costs
• It makes the contractor and other construction workers more efficient
• It helps the contractor to know who the aspect of the project that is lagging
• It fosters better communication between the contractor, subcontractor, and suppliers of construction materials