Questions to Ask a Home Builder Before You Sign

By Lisa Pickell, President, Orren Pickell Building Group

The questions to ask a home builder before you sign fall into four groups: proof of licensing and insurance, exactly what the quote covers, who manages the schedule, and what the warranty protects after you move in. Get every answer in writing, then call past clients to confirm it.

Our custom home design and build and remodeling teams hear these questions from North Shore families every week, so here is how to ask them well.

Questions to Ask a Home Builder About Credentials and Experience

Start with the basics. A builder who stalls here will stall later.

• Are you licensed where my home sits, and fully insured? Ask for the registration number and proof of liability and workers’ compensation coverage, then call the insurer to confirm it.
• Can I talk to clients whose homes look like mine? A builder known for modern lake houses may not suit a Tudor restoration.
• Can I see a home you are building right now? Finished rooms show the design. Open walls show the workmanship.
• Who designs the house? At Pickell Builders, our in-house architecture team plans each home alongside the people who will build it.

Ask How the Design and Build Process Works

Custom homes usually follow one of two paths, and each shapes your schedule differently.

Question	Design-Build	Design, Then Bid
Who draws the plans?	The builder’s own design team	An independent architect
When do you see firm numbers?	During design, while plans can still change	After bids come back on finished drawings
Who solves a plan problem?	The company that drew it	The architect and builder, together

Ask which path they follow, and request a sample proposal from a recent project to see how detailed it gets.

Get the Quote and Change Order Process in Writing

Most builder disputes start with a contract line nobody read closely.

What to Ask Before You Sign

• Is the proposal itemized, or one lump sum?
• Which items are allowances, like lighting or fixtures, and what if my selections run higher?
• How is a change order calculated, approved, and signed before the work starts?
• Are payments tied to finished construction phases, like foundation or framing, rather than calendar dates?

Why It Matters Here

FTC consumer complaint data shows 81,925 home improvement, repair, and solar reports in one year, and Illinois ranked 10th among states for consumer reports per resident. On a home remodeling project, where old walls hide surprises, clarity matters even more.

Pickell Builders provides an itemized proposal so clients see what each element costs before work begins. Rob and Joanne summed it up: “Everything was discussed and made clear up front.”

Ask About the Schedule and Who Runs the Job Site

A realistic schedule and a clear chain of command keep a build calm.

• Can I see a written construction schedule? Ask how Chicago freeze-thaw cycles could shift foundation and exterior work.
• Who is my day-to-day contact? The builder, a project manager, or both?
• How often will I get updates? Agree on site visits and reports up front. Pickell clients track drawings, photos, and schedules in a secure client portal.
• Who is on site every day? Ask whether finish work goes to employees or rotating subcontractors. Our dedicated trim carpentry crew is a standing in-house team.

Frank and Cindy saw it firsthand: “Our supervisor was on site constantly making sure all trades were executed to the highest standard.”

Confirm How Permits and Licensing Work Where You Build

Licensing rules change at the state line, and Pickell Builders works in three states.

State	How Builders Are Credentialed	What to Ask For
Illinois	No statewide general contractor license. Villages set registration rules, and only roofers and plumbers hold state licenses	Proof of registration with your village
Wisconsin	State Dwelling Contractor certification is required to pull a home building permit	Dwelling Contractor and Qualifier credential numbers
Michigan	A state residential builder license from LARA	The license number, checked on the state lookup

Your builder should pull every permit. The FTC treats a builder asking you to pull them as a warning sign. Ask how long your village’s review usually takes, too. A builder new to that office learns on your time.

Ask About the Warranty and What Happens After You Move In

The best time to test a builder’s follow-through is before you need it.

• What does the written warranty cover for structure, systems, and finishes, and for how long?
• Who handles service calls after closing, and how fast?
• Is there a final walkthrough and punch list before handover?
• Do manufacturer warranties on appliances and fixtures transfer to me?

Pickell Builders backs labor with a written warranty, passes manufacturer warranties to the homeowner, and offers a semi-annual home maintenance program with a 24-hour emergency line.

Vic and Cynthia wrote: “Your company’s responsiveness and customer centric attitude is why you will always be at the top of our list for construction, renovation and house maintenance matters.”

Ask for References You Can Actually Call

A reference list only helps if you ask good follow-up questions.

What to Ask Past Clients

• Did the final number land close to the signed contract?
• How were surprises handled when they came up?
• Would you hire this builder again?
• How has the house held up after a few winters?

Ann and Steve Levinson, two-time clients, wrote: “All employees were pleasant and professional and fulfilled all promises to perfection.” A firm with design and building awards spanning decades should have plenty of homeowners willing to take your call.

Questions to Ask Builder? First Meeting

The first meeting shows how a builder listens, not just what they build.

North Shore lots often come with mature trees or an older house to work around, so a builder who asks about the site early is thinking ahead.

Bring This List to Your First Meeting

Every question here tests one thing: how a builder behaves when the honest answer is inconvenient. Print this list, take notes, and compare answers side by side. Ready to put Pickell Builders to the same test? Call 847-572-5200 or visit our Wilmette office to start the conversation.