After a storm or a burst pipe, you need help fast, and that's exactly when homeowners are most vulnerable to poor workmanship or scams. The good news: you can vet a contractor in about 15 minutes, even under pressure. Here's how.
Water damage jobs often have two parts:
Some companies do both, others only one. Either way, ask exactly what they'll do and whether any part will be subcontracted.
In California, most construction work requires a license from the Contractors State License Board (CSLB). Use the free CSLB license check to search by license number, business name or person's name. Look at:
CSLB's Hire a Licensed Contractor section has more consumer guidance, including publications you can download. CSLB also sets rules on when a license is required and on limits for down payments on home improvement contracts. Check CSLB's current guidance for the specifics.
Ask for a certificate of liability insurance, and call the insurer to confirm it's current. Many restoration companies follow industry training standards (for example, IICRC certification for water damage restoration technicians). Certifications aren't a substitute for a license, but they show training. Ask for the certificate rather than taking a logo on a website at face value.
A good contractor will provide:
The California Department of Insurance's guide Don't Get Scammed After a Disaster (in its Residential Series) is worth reading. Common red flags include:
Older homes. Many homes in San Rafael, San Anselmo, Ross and Mill Valley were built before 1978, which means lead paint is possible, and older materials may contain asbestos. Ask how the contractor tests for and handles these before demolition.
Hillside access. Steep driveways and stairs in Mill Valley, Sausalito, Tiburon and Belvedere can affect how equipment gets in. Ask whether that changes the timeline or cost.
West Marin distance. For Stinson Beach and West Marin, ask about travel time and whether the company can return regularly to check drying.
Before work moves from emergency drying into repairs, ask for a written contract. At a minimum, look for the contractor's name, address and license number matching CSLB's records; a clear description of the work and materials; the start date and approximate completion; the total price or how pricing is calculated; a payment schedule tied to completed work; and how change orders will be handled. CSLB's consumer publications, available through its Hire a Licensed Contractor section, explain what California home improvement contracts should contain and the rights you have, including cancellation rights in some situations. Don't let urgency push you into signing a contract you haven't read. Drying can begin under a limited mitigation agreement while you review the larger repair contract.
We're a lead-generation service: we connect Marin homeowners with independent local providers. We don't do the work ourselves, and you should still check any provider's license and insurance yourself using the steps above. To get started, submit a request or read our guide to the first 24 hours after water damage.
Use the free CSLB license check at cslb.ca.gov to see status, classification, bond, workers' comp and certain complaint information.
It depends on the work; general building (B) and specialty classes like plumbing or drywall are common. Ask what parts are subcontracted.
It's an industry training credential, not a California license. Ask for the certificate.
California law provides cancellation rights in some situations. Check CSLB's consumer guidance or consult an attorney.
Avoid large cash payments. Pay by check or card and tie payments to completed work.
Yes, if properly licensed, but you can also choose different companies.
This article is general information, not legal, insurance or medical advice. Sources are linked in the text.