Are You Licensed to Practice as a General Contractor in Washington, D.C.?

General contractors wishing to operate in Washington D.C. must obtain a General Contractor/Construction Manager License from the DC Department of Consumer and Regulatory Affairs (DCRA) before plying their trade in the district. This license authorizes them to perform construction, remodeling, and repair work on new and existing buildings in the district and also to supervise the activities of other parties involved in these types of projects. Providing any of these aforementioned services in Washington D.C. without being licensed by the DCRA is considered a Class 1 Infraction, which carries a minimum fine of $2,000 for first offenders.

General contractor/construction manager licenses issued by the DCRA are categorized into five classes based on the monetary value of projects that the license holder is authorized to perform:

• Class A: individuals who hold a Class A general contractor/construction manager license have no limitations placed on the value of single projects that they can bid for or perform
• Class B: individuals that hold a Class B general contractor/construction manager license are only authorized to perform work on projects with a single contract value that does not exceed $10,000,000
• Class C: individuals that hold a Class C general contractor/construction manager license are only authorized to perform work on projects with a single contract value of $5,000,000 or less
• Class D: individuals that hold a Class D general contractor/construction manager license can only perform work on projects with a single contract value that does not exceed $2,000,000
• Class E: individuals that hold a Class E general contractor/construction manager license are only authorized to work on projects with a single contract value of not more than $500,000

Applications for DCRA-issued licenses can be made online via the district's DC Business Portal or in person at the department's office located at:

Note that applicants who wish to utilize the online submission option will have to register a user account on the portal before they can properly access it. Likewise, all license applicants have to meet certain eligibility requirements before they may be issued licenses by the DCRA, which include:

• Paying a stipulated licensing fee
• Submitting proof of compliance with the district's tax registration requirements
• Submitting proof of acceptable liability insurance coverage
• Submitting proof of corporate registration, where applicable
• Submitting a copy of either a Certificate of Occupancy or Home Occupation permit obtained from the DC Office of Zoning
• Submitting sample copies of their pre-printed contracts
• Providing any additional documentation that the department may deem relevant at the time of the application

You can reach out to the DCRA online or by calling (202) 442-4400 to get additional information on its licensing requirements for general contractors that wish to operate in Washington, D.C., You can also verify your preferred general contractor's licensing status online via the department's Access DC portal. However, the creation of a user account on this portal may be required for this. Alternatively, you can verify your intended contractor's licensing status by contacting the DCRA at (202) 442-4400.

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

While many general contractors in Washington, D.C., typically charge an average of 10 – 20 percent of a project's total value for their services, some of these contractors may utilize an hourly fee structure. Nevertheless, general contractors in the district typically calculate their charges using the following models:

• Fixed Bid/Lump Sum Pricing: with this pricing model, the general contractor quotes a fixed price for the project, usually with a markup, to cover the total cost of labor and materials, as well as any other unforeseen events that may occur. This pricing model is preferred by clients who want to have a clear idea of how much their project will cost upfront and is also beneficial in reducing price-related disputes between contractors and clients.
• Time and Materials/Cost-Plus Pricing: with this pricing model, the general contractor quotes an estimate for the total cost of materials and supplies needed for the project, plus an hourly rate for all labor provided. This pricing model is preferred for projects that have an uncertain or undefined scope and timeline and can help clients save money if their projects are concluded ahead of schedule. However, the client also stands to spend more money if the work continues beyond the estimated project timeline.

Note that certain factors will affect the overall quote that you will be offered for your construction or home remodeling project, such as:

• The nature and scope of the project
• The location of the project within the district
• Site conditions and accessibility to the project site
• The cost of materials and supplies needed for the project
• Labor costs
• Regulatory requirements
• The urgency of the project
• The quality of available project plans and drawings

When looking to undertake a construction or remodeling project in the district, it is always a good idea to get and compare quotes from different general contractors before making your final hiring selection. This protects you from contractors who take advantage of unsuspecting clients by fraudulently inflating their charges. However, do not just automatically hire the contractor with the lowest quote, and make sure that they meet other eligibility criteria like proper licensing, insurance, and adequate experience. Also, be wary of contractors with suspiciously low bids, especially if they cannot reasonably explain why their quotes are significantly lower than the others.

General Contractors in Washington, D.C., earn an estimated annual average wage of $79,060. The list below compares the average hourly wage of these contractors with those of general contractors in other locations across the United States:

What Kind of General Contractor Services Do You Offer?

General contractors in Washington D.C. typically offer a wide range of services to interested parties in the district, ranging from overseeing the activities of laborers and subcontractors involved in projects to performing construction and repair work in these projects. While the specific nature and scope of services that these contractors offer may vary by client and project, you can usually expect any professional general contractor that you hire in DC to perform the following actions:

• Come up with a practical project timeline and manage the project schedule
• Provide cost estimates for the project
• Coordinate vendors and handle the hiring of subcontractors
• Provide labor for the project
• Oversee construction activities at the project site
• Perform construction, remodeling, or repair work where necessary
• Make arrangements for any construction machinery and equipment that may be required
• Make sure that all regulatory requirements are complied with
• Oversee cash flow, worker payments, and other administrative areas of the project
• Keep proper records
• Ensure that the project meets its stipulated timeline

Keep in mind that you should always get confirmation on the specific types of services that your intended general contractor will offer for your project before signing any contracts with them. It is also a good idea to find out the parts of the job that will be subcontracted and ensure that you are kept abreast of the activities of these subcontractors as the project progresses.

Subcontractors are usually hired to perform tasks on construction and remodeling projects that require specialized knowledge, tools, and experience, such as:

• Electrical work
• Refrigeration and HVAC installations
• Woodwork
• Plumbing
• Roofing
• Demolition

Even though you can decide to take on the responsibility of hiring subcontractors for your project, this task is best left to your general contractor. This protects you from liability if any unfavorable unforeseen occurrences involving these subcontractors arise during your projects while ensuring that you get access to experienced local subcontractors for the job.

The following table highlights some critical distinctions between general contractors and subcontractors that engage in construction and remodeling projects in Washington, D.C.:

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

Per local regulations, a permit must be obtained before the construction, alteration, repair, conversion, change of occupancy, or demolition of buildings and structures in Washington, D.C., as well as any plumbing, gas, mechanical, and electrical systems in these structures. Parties that commence any of these types of activities before obtaining the required permits can receive sanctions that include fines of up to $2,000, jail time of up to 90 days, or a combination of both per offense. Nevertheless, permit exemptions are made for certain construction, remodeling, and repair work, such as:

• Papering, carpeting, floor covering, tiling, cabinets, countertops, and other similar finish work
• Painting that does not involve the use of fire-retardant paint
• Work involving movable fixtures, counters, cases, racks, and partitions that are not over 5 feet 9 inches in height
• The construction of retaining walls that are not over four feet in height when measured from the bottom of the footing to the top of the wall. Note that this exemption only extends to one and two-family dwellings where the area of land disturbance is less than 50 square feet
• In-kind replacements of roofing and coping, siding, gutters, patios, private sidewalks and driveways, and non-rated suspended ceiling tiles
• Work involving portable electrical and HVAC equipment

Note that some of these permit exemptions may not apply to projects undertaken in the district's special flood hazard areas and historic districts as well as projects that involve historically designated structures.

The DC Department of Consumer and Regulatory Affairs (DCRA) is charged with overseeing the district's permitting process for construction and remodeling work, and obtaining all required permits before commencing your project helps you:

• Protect your property value
• Avoid fines and other sanctions
• Mitigate exposure to avoidable liabilities
• Makes it easier to sell your property
• Improve public safety and welfare

Permit applications can be submitted to the DCRA online through the following platforms:

• The DCRA Permit Wizard Portal: this portal is used for projects that involve one or two-family residences
• The DCRA Citizen Portal: this portal is used for multi-unit residential and commercial projects

Applicants are expected to contact the DC Office of Zoning online or by calling (202) 727-6311 to determine if their property is subject to any development restrictions before submitting their applications. After the application has been submitted, the applicant typically receives a link to the DCRA's ProjectDox ePlan review system, through which they can upload all necessary plans and additional forms and documents for review. Note that other local agencies, like the district's Department of Energy and Environment, Department of Transportation, and Office of Zoning, may participate in this review process. Once the review is completed, applicants will receive a notification to pay all applicable permit fees, after which they will be issued the requested permits.

It should be noted that the DCRA conducts building inspections of permitted projects to ensure that the work being done is in line with the approved plans and pertinent building regulations. Also, a new Certificate of Occupancy must be obtained before the use and occupation of buildings after projects that involve:

• New construction or alteration
• A change in a building's ownership, occupancy load, or use

However, this requirement is not mandatory for single-family homes, individual units in apartment buildings, and individual suites in office buildings. You can get additional information on the Washington D.C. building and construction permitting process by contacting the DCRA via phone numbers (202) 442-8959 and (202) 442-4400, email, or in person at:

Do You Work with Subcontractors?

When you hire a general contractor in Washington, D.C., to oversee and manage your new construction or home remodeling project, it is typical for the contractor to work with subcontractors on particular areas of the project. Some of the most common subcontractors that are typically employed by general contractors for construction and remodeling projects in DC include:

• Electricians
• HVACR contractors
• Plumbers
• Carpenters
• Roofers
• Painters
• Door and window installers
• Welders
• Demolition experts
• Insulation installers
• Flooring installers

Reasons why the hiring of these subcontractors for projects may be necessary include:

• To enhance flexibility and job productivity
• To get assistance for diverse or complex projects
• To increase cost efficiency
• To handle tasks that require specific knowledge and skillsets or locally mandate trade licensing that the general contractor does not possess

You should always make sure that your general contractor gives you advance notice before employing any subcontractors to work on your project, and you should consider including this requirement in your contract with them. By doing so, you can keep track of all the parties involved in the project and stay ahead of problems that commonly arise from disagreements between the general contractor and the subcontractors over issues like:

• Poor service delivery
• Late or incomplete payments

Note that, per Sections 27-132 to 27-136 of the Code of the District of Columbia, payments on private construction and remodeling projects in Washington D.C. must be made within specific timeframes:

• Payments from project owners to general contractors must be made no later than 15 days of either the owner's issuance of an occupancy permit, possession of the building or structure, or the date the payment request is received, whichever is earliest. In situations where the project contract stipulates a specific time or date for payments, the project owner is required to make all necessary payments no later than seven days after the specified time or date.
• Payments from general contractors to all other parties directly involved in the project must be made no later than seven days after the general contractor receives payment from the project owner.

However, this law does not completely insulate you from liabilities in situations where a mechanic's lien has been placed on your property. Under Chapter 3 of the DC Liens Law, any subcontractor or vendor that has direct contractual relations with you or your general contractor and places a lien on your property can lay claim to it if they are not paid for their services. As such, if your general contractor fails to remit all necessary payments to these parties, you can end up facing problems like:

• Paying for the same services twice
• Foreclosure
• Difficulty in refinancing, selling, or borrowing against the property

You can avoid lien-related issues when undertaking construction and remodeling projects by doing the following:

• Due Diligence: ensure you thoroughly research any general contractor you intend to hire. Ensure that they are experienced, licensed, and insured and have a solid record for paying laborers, subcontractors, and material suppliers on time.
• Written Contracts: make sure that you obtain and review a written contract for the project before any work begins and ensure that this contract contains any agreements reached between you and your general contractor as well as any promises made by the contractor
• Preliminary Notices: ensure that your general contractor provides you with a list of all subcontractors and vendors who will be directly involved in your project, along with the types of services they will be providing. Make sure you are informed before the inclusion of any other parties or services that are not indicated on the list.
• Timely Settlements: be sure to pay your general contractor on schedule for all services provided
• Lien Waivers: request lien waivers from your general contractor and all subcontractors and vendors that are directly involved in your project for every payment you make. This is an effective way to hold your general contractor accountable for payments and also ensure that liens are not placed on your property.
• Contractor Bonds: Find out if your general contractor has a payment bond that claims can be filed against if they fail to pay subcontractors and vendors on time

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

The insurance status of your intended general contractor is a crucial aspect to consider when searching for a qualified professional to manage your construction or remodeling project. Data published by the United States Bureau of Labor Statistics suggests that more than 50 percent of the work-related fatalities that were reported in Washington, D.C., in 2020 occurred in the district's building and construction industry. Contractors and laborers at project sites risk fatal and nonfatal injuries from several on-the-job hazards, such as:

• Electrocutions
• Slips, trips, and falls
• Cuts, tears, and lacerations
• Exposure to toxic, harmful airborne fibers and materials and other toxic substances
• Exposure to loud, excessive, and repetitive noises
• Exposure to extreme weather conditions
• Injuries from flying, falling, slipping, and swinging objects

In situations where you hire a general contractor who is not adequately insured, you become liable for any injuries that occur as a direct result of ongoing work at your project site. Likewise, you will also have to bear the cost of any property damage or other unforeseen adverse event caused by the contractor and any other workers involved in the project. To this end, you should always verify that your intended general contractor has complied with the district's insurance requirements for contractors before signing any contracts with them.

Per the requirements of the DC Department of Consumer and Regulatory Affairs (DCRA), general contractors that operate in Washington D.C. must comply with the following mandatory minimum insurance requirements based on their license classifications:

• Class A General Contractors/Construction Managers: contractors under this classification must carry commercial general liability insurance of at least $2,500,000 per occurrence for bodily injury and property damage
• Class B General Contractors/Construction Managers: contractors under this classification must carry commercial general liability insurance of at least $1,500,000 per occurrence for bodily injury and property damage
• Class C General Contractors/Construction Managers: contractors that hold Class C licenses must carry commercial general liability insurance of at least $500,000 per occurrence or $1,000,000 in the aggregate combined single limit for bodily injury or property damage
• Class D General Contractors/Construction Managers: contractors that hold Class D licenses must have insurance coverage of up to $500,000 per occurrence or $1,000,000 in the aggregate combined single limit for bodily injury or property damage
• Class E General Contractors/Construction Managers: contractors with Class E licenses must have insurance coverage of up to $500,000 per occurrence for bodily injury or property damage

Ensure that any general contractor you plan to hire in the district carries the proper insurance coverage for their license class by requesting copies of their insurance certificates and authenticating them with the appropriate insurance provider. It is also a good idea to inquire as to whether they carry workers' compensation insurance for their employees and professional liability insurance to cover defects or flaws in their work caused by negligence on their part.

You can reach out to the DCRA at (202) 442-4400 to get more information on the mandatory insurance requirements for general contractors in Washington, D.C., or to direct any queries related to this subject.

Do You Provide a Warranty for Works Completed?

It is important to find out the types of warranties that you will be offered for your construction or remodeling project before finalizing any arrangements with general contractors in Washington, D.C. These warranties are guaranties made by the general contractor and other parties involved in the project that the services and products they intend to provide for the work will perform or function as intended. Two main types of warranties are usually offered for construction and remodeling projects in the district, namely:

• Implied warranties
• Explicit Warranties

Implied warranties are non-written guarantees or promises that are nonetheless accepted by law and applicable to all construction and remodeling projects, whether or not there is a written contract. On the other hand, explicit warranties are written guarantees or promises that are typically included in the general contractor's proposal or contract for the project. These implied and explicit warranties can be further grouped into different types:

• Call-back Warranties: these types of warranties typically stipulate a specific period during which the general contractor can be called back to redo any part of the project where defects or flaws are noticed, usually at no additional cost to the project owner
• Design-build Warranties: these types of warranties are typically issued by architects, engineers, and other design professionals involved in construction and remodeling projects to guarantee that their services were provided per relevant industry standards
• Material/Equipment Warranties: these types of warranties are issued to guarantee that the materials and items used for the project are functional, properly constructed, and will work in accordance with the design intent of the project in question
• Vendor Warranties: these types of warranties are typically issued by the manufacturers or sellers of products used for the project to guarantee that they are defect-free and functional
• Warranties of Habitability: these types of warranties are typically issued for residential construction and remodeling projects to guarantee the safety and suitability of the structures in question for occupation as well as their intended use
• Workmanship Warranties: these types of warranties are typically issued by subcontractors and other workers involved in the project to guarantee that their work was done professionally and optimally

Note that the scope of warranties offered for construction and remodeling projects typically varies by issuer, and you should always find out the specific terms and conditions of any warranties that you are offered so that you do not void them. Nevertheless, per the provisions of the DC Condominium Act, a two-year warranty against structural defects must be issued for each individual unit of condominiums constructed in the district, beginning from the date the title of the unit is conveyed to a bona fide purchaser.

Likewise, a separate two-year warranty against structural defects must also be issued for all common elements in the condominium, beginning from either the date the first unit is conveyed to a purchaser or the date of completion of these common elements, whichever is later.

Finally, any actions you wish to file against your contractor due to breach of warranties or construction and home remodeling defects must be brought no later than 10 years from the date of substantial completion of the project in question.

Can You Provide References of Clients Served in Washington, D.C.?

Asking for references from past clients is an excellent way to distinguish between reliable and unreliable general contractors in Washington, D.C. You should always insist on this, regardless of whether you were referred to the contractor by friends and relatives, trusted online platforms like the DCRA's Find a Contractor portal or reputable trade associations like:

• The Associated General Contractors of Metropolitan Washington DC
• The District of Columbia Building Industry Association
• The Associated Builders and Contractors of Metro Washington
• The National Association of Home Builders

Professional and legitimate general contractors in the district will not hesitate to provide you with this information. You should consider it a red flag if your intended contractor cannot come up with up to three local verifiable references. Also, make sure you contact the references you are given to get first-hand reviews on the general contractor's services and work ethic.

Finally, you can also use third-party websites like Google Review, Better Business Bureau, and Yelp to get independent and unbiased reviews and testimonials on general contractors in the district.

What Is the Expected Timeline for This Project?

Several factors typically affect how quickly construction and home remodeling projects can be completed in Washington, D.C., such as:

• The nature and scope of the intended project
• The time of year and adverse weather conditions
• Availability of funds and other resources like skilled subcontractors, laborers, and required materials
• Modifications to the project's original scope or design
• Permits, inspections, and other regulatory requirements

A major advantage of hiring professional and experienced general contractors to manage and supervise your construction or remodeling projects in the district is that they can help you create a suitable and practical timeline for the project's execution. In turn, you gain a number of benefits from having a practical timeline for your project, including:

• Appropriate task allocation and execution
• Better scheduling for upcoming events such as birthdays, visits from friends and relatives, weddings, retirements, and relocations
• Fewer project delays
• Better project monitoring
• Better cost control
• Improved communication and fewer misunderstandings between you, the general contractor, and other parties directly involved in the project
• Increased productivity and efficiency