Rehab & Reno
How to Hire & Manage Contractors on a Flip
Your contractors make or break the timeline — and the timeline makes or breaks the profit.
June 15, 2026 · 6 min read
To hire flip contractors, vet them with proof of license and insurance, references, and itemized bids against your written scope of work. To manage them, use a written contract, a draw schedule that pays as phases pass inspection, and milestone dates so you catch delays early. Never pay large sums upfront.
Vetting before you hire
- License and insurance — verify both are current; ask for certificates.
- References and recent work — call past clients and, ideally, see completed jobs.
- Itemized bid against your SOW — so you compare contractors on identical work.
- Reputation — reviews, and word of mouth from other local investors.
- Responsiveness — slow communication during bidding predicts slow communication on the job.
Structure the deal to protect yourself
- Written contract — scope, price, timeline, and change-order process in writing.
- Draw schedule — pay as defined phases complete and pass inspection, never the full amount upfront.
- Reasonable deposit — a modest start payment, not a large advance.
- Lien waivers — collect them as you pay to avoid claims from unpaid subs or suppliers.
The biggest beginner mistake is overpaying early. Money is your leverage — tie it to completed, inspected work and the project keeps moving.
Managing the project
Set milestone dates and check progress against them frequently — small slips compound into expensive delays. Keep communication in writing, document change orders before work proceeds, and stay close enough to catch problems while they're still cheap to fix. Remember the throughline of flipping: every extra week on site is another week of holding costs.
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Get started freeFrequently asked questions
- How do you find a good contractor for flipping?
- Get referrals from local investors and agents, then vet for current license and insurance, recent references and completed jobs, and an itemized bid against your scope of work. Strong communication during bidding is a good sign of reliability on the job.
- How should you pay a contractor on a flip?
- Use a draw schedule that releases payment as defined phases complete and pass inspection, with only a modest deposit upfront. Never pay the full amount early — staged payments keep the contractor motivated and protect your money.
- How do you keep a flip renovation on schedule?
- Work from a written scope and contract, set milestone dates, check progress frequently, and document any change orders before work proceeds. Catching slippage early is what prevents holding costs from eroding your profit.