How to Choose a General Contractor in Chicago (2026 Quick Answer)
To choose the right general contractor in Chicago, verify these 10 items before signing any contract:
- Chicago GC license — verify at chicago.gov/buildings or call (312) 744-3449
- Insurance — general liability ($1M+ minimum) and workers' compensation
- BBB rating — A or A+ with zero unresolved complaints
- Google reviews — 50+ reviews, 4.5+ stars, read contractor responses
- Portfolio — before/after photos of projects similar to yours
- References — at least 3 from the past 6 months
- Written estimate — line-item breakdown, not a lump sum
- Contract review — payment schedule, scope, timeline, warranty, change orders
- Permit coordination — contractor pulls all Chicago DOB permits
- Physical location — visit their office or showroom in person
Chicago requires a city-issued General Contractor license from the Department of Buildings — not just a state registration. Illinois does not require a state-level GC license, but Chicago has its own 5-classification licensing system. Never pay more than 10-15% deposit upfront.
Why Choosing the Right Contractor Matters More in Chicago
Hiring a general contractor is the single biggest decision you'll make in any remodeling project. Get it right, and you get a beautiful renovation delivered on time and on budget. Get it wrong, and you're looking at abandoned projects, blown budgets, shoddy work, and potentially years of legal headaches.
Chicago makes this decision uniquely complicated. The city has its own contractor licensing system — separate from the state of Illinois — with five different classifications of general contractor licenses administered by the Department of Buildings. Chicago's vintage housing stock (balloon-frame construction, knob-and-tube wiring, lead paint, asbestos) demands specialized knowledge that newer-market contractors simply don't have. And the city's strict permitting process means unlicensed or inexperienced contractors can leave you with code violations, stop-work orders, or worse.
After completing 500+ renovation projects across Chicago since 2013 — from kitchen remodels in Lincoln Park to condo renovations in Gold Coast — I've seen every contractor horror story imaginable. This checklist is the same process I'd tell my own family to follow.
The 10-Point Contractor Checklist
1 Verify Their Chicago General Contractor License
This is non-negotiable. Chicago requires a city-issued General Contractor license from the Department of Buildings — and it's separate from any state registration. Here's what most homeowners don't know: Illinois does not require a state-level general contractor license. That means the only real verification is at the city level.
How to verify:
- Online: Search at chicago.gov Licensed General Contractors lookup
- By phone: Call the Department of Buildings at (312) 744-3449
- What to check: License is active (not expired, suspended, or revoked)
- License classification: Chicago has 5 GC classifications — confirm the contractor holds the right one for your project scope
Assembly Squad's license: Illinois GC License #TGC098779 — active since 2013. You're welcome to verify it.
Warning: "Licensed and Insured" Means Nothing Without Proof
Every contractor's website and truck says "licensed and insured." Words on a website aren't verification. Any contractor worth hiring will provide their license number upfront and welcome you to verify it. If a contractor gets defensive when you ask for their license number, that tells you everything you need to know. Walk away.
2 Confirm Insurance Coverage — Then Call the Insurer
Insurance protects you if something goes wrong during construction. A contractor without proper insurance is transferring all risk to you — the homeowner.
- General liability insurance: $1 million minimum, $2 million recommended — covers property damage and injuries to third parties
- Workers' compensation: Required if the contractor has employees — covers worker injuries on your property
- Why it matters: If an uninsured worker falls off a ladder in your home, you may be liable for their medical bills and lost wages
Critical step: Don't just look at the certificate. Call the insurance company listed on it and confirm the policy is active and current. Expired or cancelled policies on old certificates are a common trick.
3 Check BBB Rating and Complaint History
The Better Business Bureau isn't perfect, but it's one of the few places where unresolved complaints are publicly documented. Search the contractor at bbb.org and look for:
- Rating: A or A+ preferred — anything below B is a concern
- Complaint history: Focus on unresolved complaints, not just total count — every business gets complaints, but how they handle them matters
- Years in business: Established history reduces risk — fly-by-night contractors don't stick around long enough to accumulate a track record
- Accreditation: BBB-accredited businesses have agreed to dispute resolution
Assembly Squad's BBB record: A+ rating, zero unresolved complaints, accredited since 2013. View our BBB profile.
4 Read Google Reviews — The Right Way
Google reviews are the most reliable indicator of contractor quality — but you need to read them critically.
- Volume: Look for 50+ reviews — anyone can get 10 friends to leave 5-star reviews
- Rating: 4.5+ stars across a large sample
- Read the 1-star reviews: What went wrong? Was it the contractor's fault or an unreasonable client?
- Read the responses: How the contractor responds to negative reviews reveals character — defensiveness and blame-shifting are red flags; professionalism and accountability are green flags
- Look for specifics: Reviews mentioning project details (scope, neighborhood, budget) are real; generic "great work, highly recommend" reviews may be fake
Fake review warning signs: All reviews posted within a few days, reviewers with no profile photos or other reviews, identical language patterns, and no mention of specific project details.
See What 247+ Homeowners Say About Assembly Squad
4.9★ on Google with 247+ verified reviews. Visit our Lincoln Park design studio at 2315 N Southport Ave for a free consultation — we'll walk you through our license, insurance, process, and pricing before you commit to anything.
5 Review Their Portfolio of Completed Work
A contractor's past work is the best predictor of your future results. Don't settle for renderings or stock photos — demand real before/after documentation.
- Ask for projects similar to yours: Same scope (kitchen, bathroom, whole-home), same building type (condo, greystone, bungalow), same neighborhood if possible
- Visit their showroom: A design studio or showroom means the contractor invests in their business and client experience — it also lets you see material samples, cabinet options, and design capabilities firsthand
- Check their website: A professional website with detailed project galleries suggests a contractor who takes pride in documentation and transparency
- Ask about project size range: A contractor who typically does $200K projects may not give a $40K bathroom the same attention — and vice versa
Browse our portfolio: kitchen projects, bathroom projects, condo renovations, and basement finishing.
6 Call At Least 3 References
Online reviews are useful, but a direct phone conversation with a past client reveals things no review can capture. Ask for at least 3 references from the past 6 months — not projects from years ago.
Questions to ask references:
- Did the project come in on budget? If not, how much over and why?
- Did the project finish on time? If delayed, how was it communicated?
- How was day-to-day communication? Were you kept informed?
- Were there any surprises or hidden costs?
- How did the contractor handle problems or unexpected conditions?
- Would you hire them again? Would you recommend them to a friend?
If a contractor can't produce 3 recent references or hesitates when asked — that's a significant red flag.
7 Get a Detailed Written Estimate
A professional estimate should be a line-item breakdown — not a single lump-sum number scribbled on a napkin. Here's what a proper estimate looks like:
- Labor costs — broken down by trade (demolition, framing, electrical, plumbing, finishing)
- Material costs — with specific products and quantities, not "cabinets: $15,000"
- Permit fees — itemized separately
- Contingency — 10-20% for hidden conditions (especially in Chicago's older homes)
- Timeline — with milestones, not just "8-12 weeks"
- What's excluded — clearly stated so there are no surprises
The Lowball Trap: If One Bid Is 30% Below the Others, That's Not a Deal
Get at least 3 estimates for comparison. If one contractor is dramatically cheaper than the rest, they're either: (1) planning to use unlicensed subcontractors, (2) cutting corners on materials, (3) not including permits, or (4) planning to hit you with change orders once work begins. The cheapest bid almost always becomes the most expensive project. Compare scope, not just price.
What Different Renovation Projects Cost in Chicago (2026)
Understanding typical project costs helps you evaluate whether an estimate is reasonable. Here's what Chicago homeowners are paying in 2026:
| Project Type | 2026 Cost Range | Timeline | Permits Required? |
|---|---|---|---|
| Kitchen Remodel | $35,000 - $120,000+ | 8-14 weeks | Yes (electrical, plumbing, structural) |
| Bathroom Remodel | $20,000 - $65,000 | 4-8 weeks | Yes (plumbing, electrical) |
| Basement Finishing | $30,000 - $85,000 | 6-12 weeks | Yes (egress, electrical, plumbing) |
| Condo Renovation | $40,000 - $150,000+ | 8-16 weeks | Yes + HOA approval |
| Whole-Home Remodel | $100,000 - $350,000+ | 16-30 weeks | Yes (multiple permit types) |
| Open Concept Conversion | $45,000 - $120,000+ | 8-14 weeks | Yes (structural + building) |
If an estimate falls significantly outside these ranges — either above or below — ask the contractor to explain the difference in detail. Legitimate reasons exist (premium materials, complex structural conditions, neighborhood access challenges), but so do illegitimate ones.
8 Review the Contract Before Signing
Never sign a contract the same day you receive it. Take it home, read every word, and don't hesitate to ask questions. A proper Chicago remodeling contract includes:
- Payment schedule tied to milestones: 10-15% deposit, then payments at demolition, rough-in, mid-project, and completion — never more than the value of work completed
- Detailed scope of work: Every task, material, and finish specified — vague language like "kitchen remodel as discussed" is unacceptable
- Project timeline: Start date, milestone dates, and completion date
- Change order process: How changes are documented, priced, and approved — in writing, always
- Warranty: Minimum 1 year workmanship warranty, plus manufacturer warranties on materials
- Permit responsibilities: Contract should state the contractor pulls and pays for all required permits
- Dispute resolution: Mediation or arbitration clause
- Cancellation terms: Your right to cancel within 3 business days (required by Illinois law for home solicitation sales)
Payment Schedule Red Flags vs. Green Flags
✅ Green Flags
- 10-15% deposit at signing
- Payments tied to completed milestones
- Final 25-35% held until completion
- Written change order process
- Clear cancellation terms
□ Red Flags
- 50%+ required upfront
- Cash only — no checks or cards
- Payments tied to dates, not work
- Full payment before completion
- "We'll figure out changes as we go"
9 Verify Permit Coordination
Permits exist to protect you — they ensure work meets Chicago building codes and is inspected by a city inspector. Your contractor should handle all permit coordination as part of their scope.
- Chicago Department of Buildings permits: Required for structural, electrical, plumbing, and most renovation work
- Standard Plan Review: $1,500-$3,700 for structural projects
- Express Permit Program: 5-10 business days for qualifying projects
- Condo HOA approval: Required before city permits — add 2-4 weeks
- EPA Lead-Safe certification: Required for any work in pre-1978 homes — ask for the contractor's NAT number
Assembly Squad's certifications: EPA Lead-Safe Certified Firm (NAT-F285417-1). We coordinate all Chicago DOB permits, structural engineering, and HOA approvals as a standard part of every project.
If a Contractor Says "You Don't Need Permits" — Run
A contractor who suggests skipping permits is either ignorant of Chicago building codes or intentionally cutting corners. Either way, you are the one left holding the bag. Unpermitted work can result in: stop-work orders, fines from the Department of Buildings, required demolition of completed work, problems selling your home, and voided homeowner's insurance. The permit fee is a fraction of the cost of these consequences.
10 Visit Their Physical Location
The final step — and one most homeowners skip — is visiting the contractor's physical office, showroom, or warehouse. A legitimate contractor has a real address, not just a cell phone and a P.O. box.
- Showroom or design studio: The gold standard — you can see material samples, cabinet options, and past project photos
- Office or warehouse: Shows investment in the business and permanence in the market
- Meet the team: Who will actually manage your project day-to-day? Meet them before signing
- Gauge professionalism: Is the space organized? Do they present well? A messy, disorganized office often translates to a messy, disorganized job site
Assembly Squad's Lincoln Park design studio at 2315 N Southport Ave is open for walk-ins and scheduled consultations. See Room of Choice cabinet samples, browse project galleries, and meet our team.
Visit Our Lincoln Park Design Studio
500+ projects since 2013. IL License #TGC098779. BBB A+ rating. 247+ Google reviews. EPA Lead-Safe certified. Walk through our showroom, see Room of Choice cabinet samples, and get a free consultation — no pressure, no obligation.
Chicago-Specific Requirements Most Homeowners Don't Know
Chicago isn't like the suburbs. The city has its own building codes, its own licensing system, and its own construction challenges. Here's what makes hiring a contractor in Chicago uniquely complicated:
Chicago Department of Buildings — Not IDFPR
Here's the fact that surprises most homeowners: Illinois does not require a state-level general contractor license. The state (through IDFPR) licenses roofers, plumbers, and other specific trades — but not general contractors. Chicago has its own separate GC licensing system administered by the Department of Buildings, with 5 classification levels. Your contractor must hold the correct Chicago-issued license. Suburban contractors who aren't licensed in the city cannot legally pull Chicago permits.
Pre-1978 Homes: EPA Lead-Safe Certification Required
If your Chicago home was built before 1978, federal law requires contractors disturbing more than 6 square feet of painted surface to be EPA Lead-Safe certified. This applies to most renovation work. Ask for the contractor's NAT number (National certification number) and verify it on the EPA's Lead-Safe search tool. Non-compliance penalties can reach $37,500 per day per violation.
Assembly Squad: EPA Lead-Safe Certified Firm, NAT-F285417-1.
Vintage Housing Stock Demands Specialized Knowledge
Chicago's housing stock is among the oldest in the country, and renovation in these homes presents challenges you won't find in newer construction:
- Balloon-frame construction (pre-1940) — wall studs run foundation to roof; improper modification compromises the entire structure
- Knob-and-tube wiring — found in 60% of pre-1940 homes; must be replaced when disturbed
- Galvanized plumbing — corroded pipes common in 1920-1965 buildings; often discovered behind opened walls
- Lath-and-plaster walls — may contain asbestos; require specialized demolition
- Structural challenges — load-bearing walls, settling foundations, and non-standard framing
A contractor who hasn't worked extensively in Chicago's vintage homes is likely to underestimate costs, miss hazards, and create problems. Ask how many Chicago projects they've completed — and in which neighborhoods.
Condo-Specific Requirements
Renovating a Chicago condo adds an entire layer of complexity that doesn't exist in single-family homes:
- HOA board approval required before any city permits — add 2-4 weeks minimum
- Construction hours restricted — typically 8am-4pm weekdays in most buildings
- Freight elevator reservations: $100-$300/day
- Security deposits: $500-$2,000 (refundable if no damage)
- Noise restrictions and neighbor notification requirements
- Party walls (shared with neighbors) cannot be modified
See our high-rise condo remodeling guide for building-specific details.
The 7 Biggest Red Flags When Hiring a Contractor
In 13+ years of contracting in Chicago, I've heard every homeowner horror story. These are the warning signs that appear in almost every one:
| Red Flag | What It Usually Means | What to Do |
|---|---|---|
| No physical address | Can disappear when problems arise | Verify address; visit in person |
| 50%+ upfront payment | Cash flow problems or flight risk | Never pay more than 10-15% deposit |
| No written contract | No accountability or legal recourse | No contract = no deal, period |
| "Skip the permits" | Unlicensed, uninsured, or incompetent | Walk away immediately |
| Bid 30%+ below others | Cut corners, change orders coming | Ask why; compare scope line by line |
| "Today only" pricing | High-pressure sales, not confidence | A fair price is fair tomorrow too |
| Won't provide references | Past clients aren't happy | Disqualify immediately |
10 Questions to Ask Every Contractor Before Hiring
Print this list. Bring it to every contractor meeting. The answers — and how comfortably the contractor answers them — will tell you everything you need to know.
- What is your Chicago General Contractor license number? — Verify it yourself the same day
- Can I see your current insurance certificates? — General liability + workers' comp; call the insurer to verify
- Who will be the project manager on-site daily? — Meet them; they're more important than the owner for your daily experience
- Do you use licensed, insured subcontractors? — Ask for sub license numbers too
- Who pulls the permits? — The answer must be "we do" — never "you do" or "we don't need them"
- What's your process for change orders? — Must be written, priced, and approved before work proceeds
- Can I visit a current or recently completed project? — Confidence says yes; hesitation says volumes
- What's your warranty on workmanship? — Minimum 1 year; 2+ years is better
- How do you handle hidden conditions? — Chicago homes hide surprises; the answer should involve contingency budgets and transparent communication
- What's your realistic timeline, including permits? — If they don't mention permit lead time, they haven't thought it through
See Assembly Squad's Work Across Chicago
Real projects, real results — kitchens, bathrooms, condos, and whole-home renovations from neighborhoods across Chicago
How Assembly Squad Checks Every Box
We built Assembly Squad on the principle that homeowners deserve transparency. Here's how we measure up against our own checklist:
- License: IL General Contractor #TGC098779 — active since 2013. Verify it.
- Insurance: $2 million general liability + full workers' compensation. Certificates available on request.
- BBB: A+ rating, zero unresolved complaints, accredited member.
- Reviews: 247+ Google reviews, 4.9★ average. Read them all — including our responses to the occasional concern.
- Portfolio: 500+ completed projects. Browse galleries on our website or see them in person at our showroom.
- References: Happy to provide 10+ from the past 6 months.
- Estimates: Detailed line-item proposals with material specifications, timeline, and contingency. Our 92% budget accuracy rate speaks for itself.
- Contracts: Comprehensive contracts with milestone-based payments, written change order process, 1-year workmanship warranty, and clear scope.
- Permits: We pull all Chicago DOB permits, coordinate structural engineering, and manage HOA approvals. EPA Lead-Safe Certified (NAT-F285417-1).
- Physical location: Lincoln Park design studio at 2315 N Southport Ave + headquarters at 205 N Michigan Ave, Suite 810. Come visit.
Explore our services: kitchen remodeling, bathroom remodeling, basement finishing, condo renovation, and whole-home remodels. Or read our neighborhood-specific guides for Lincoln Park, Logan Square, and more.
Ready to talk to a contractor who welcomes every question on this checklist? Contact Assembly Squad Remodeling for a free consultation at our Lincoln Park design studio — 2315 N Southport Ave. We'll walk you through our credentials, show you past projects, and give you an honest assessment of your renovation — no pressure, no games, just 13+ years of Chicago craftsmanship.