Most problems with home projects start before any work does: a contractor who isn't registered, a job that needs a permit nobody pulled, or a handshake deal with no written contract. Checking a contractor takes about half an hour, and almost all of it can be done online with free public tools. Here is what to check in Philadelphia, in the order it usually comes up.
This guide is general information, not legal advice. Rules change, so confirm anything important with the agency that runs it.
1. The Pennsylvania Home Improvement Contractor registration
Pennsylvania's Home Improvement Consumer Protection Act (HICPA) requires most contractors who do home improvement work to register with the Pennsylvania Office of Attorney General and to carry liability insurance at the levels the law sets. A registered contractor has a registration number, and it should appear on their contract.
How to check: search the Attorney General's database of registered home improvement contractors, or call the Attorney General's home improvement line at 1-888-520-6680. The City of Philadelphia links to the same database from its contractor information page. Make sure the name on the registration matches the business you are actually hiring, not just a person who works there.
2. City of Philadelphia licenses
On top of the state registration, Philadelphia's Department of Licenses and Inspections (L&I) licenses contractors:
- A City Contractor License is required for businesses doing construction, demolition or repair work. Businesses that only work on existing one- or two-family homes, and don't do work that needs a special trade license, can instead work as a Home Improvement Contractor after registering with the state.
- Electrical, plumbing, fire suppression and complete demolition work needs a specialized City license, whatever the size of the house.
How to check: L&I's contractor lookup tool lists actively licensed contractors in Philadelphia and any licensing violations they have. The same page links to the list of contractors whose licenses were revoked or suspended. If you are hiring an electrician or a plumber, ask for their City license number and look it up.
3. Permits: ask who pulls them
Many repairs and renovations need a permit from L&I, for example structural, plumbing, electrical and mechanical work. Ask every contractor two questions before you sign:
- Does this job need a permit?
- Who will apply for it, and is the permit cost in your price?
In Philadelphia, permits are filed through L&I's online system, eCLIPSE. When a job requires a contractor, the contractor has to be named on the permit before it is issued, so a contractor who asks you to pull the permit yourself "to save time" is a warning sign.
How to check: after you hire, L&I's permit lookup tool shows the permits a contractor has obtained, and the City's Atlas map shows permits and violations for any address. Both are linked from the contractor information page.
If your home is in Bucks or Montgomery County, permits come from your township or borough instead of L&I. Call the municipal office or check its website before the work starts.
4. Get a written contract before any money changes hands
Under HICPA, a home improvement contract generally must be in writing and signed by you and the contractor. Among other things it must include:
- the contractor's registration number;
- a description of the work and the materials;
- the approximate start and completion dates;
- the total price and any down payment;
- a notice of your right to cancel.
You generally may cancel a home improvement contract within three business days after signing it, by giving written notice as described in the contract. Keep proof of when and how you sent it. HICPA also limits how large a down payment a contractor may take, so be careful with anyone who asks for most of the money up front.
A text message thread or a price written on a business card is not a contract. If a contractor won't put the job in writing, keep looking.
5. Compare more than one estimate
Estimates for the same job can differ a lot, and the lowest one is not always the cheapest once changes and delays are added. When you compare:
- make sure each estimate covers the same scope: materials, removal of debris, permits and repairs that might be found once walls are open;
- ask how changes are priced and approved (in writing, before the work is done);
- ask what happens if the job runs late;
- ask about the payment schedule, and tie payments to finished stages rather than to dates.
6. Check the work, not just the paperwork
Registration and licenses show that a contractor is allowed to work; they don't show that the work is good. Ask for photos of similar jobs and, if you can, for a past customer you can talk to. Reviews help most when they describe a job like yours.
On HomeKept, a person on our team reviews every pro's profile before it goes live, and license and insurance badges appear only after we check the documents. That is not a background check, so still run the checks above for your job. You can browse pros and their work photos, or post your project and compare up to 3 estimates from local pros who serve your area.
If something goes wrong
- Unlicensed contractor or work without a permit in Philadelphia: report it to 311 (online or by phone). From outside the city, call (215) 686-8686.
- Fraud, breach of contract or a warranty that isn't honored: L&I doesn't handle these. The City points homeowners to the Philadelphia District Attorney's Office, the Pennsylvania Attorney General's Bureau of Consumer Protection, or a private attorney.
- Emergency or danger: call 911.
Quick checklist
- State Home Improvement Contractor registration found, and the name matches.
- City Contractor License, or a trade license for electrical or plumbing work, checked with L&I if it applies.
- You know whether the job needs a permit and who is pulling it.
- A written, signed contract with the registration number, dates, price and your cancellation notice.
- Payments tied to finished stages, not paid mostly up front.
- Photos of similar work, and a reference if possible.
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