As a renter, you called the landlord when something broke. As a homeowner, you call whoever you can find, often at the worst possible moment. Searching for a plumber with water on the floor, or an HVAC technician in the middle of a heat wave, leaves little room for careful choices. Building a short list of trusted professionals in your first months of ownership is one of the most practical things you can do.
Who to have on your list
Over time, you will likely need some version of these professionals:
- A plumber for leaks, clogs, water heaters and fixtures
- An electrician for wiring, panels, outlets and lighting
- An HVAC company for heating and cooling service and repairs
- A roofer for leaks, storm damage and inspections
- A handyperson for small repairs and odd jobs
- A pest control company
- Depending on your home, a landscaper, tree service, septic service, pool technician or chimney sweep
Your home inspection report can help you prioritize. If it noted an older water heater or a roof near the end of its life, start with those trades.
Where to find good candidates
Ask neighbors for recommendations, since they likely have similar homes and use the same local providers. Friends, coworkers and your real estate agent may also know reliable companies. Online reviews can help, especially when you read them for patterns rather than reacting to any single review. Local supply houses and trade associations sometimes know which professionals are well regarded, too.
What to check before you hire
Before you rely on anyone, do a little homework:
- Licensing: many trades require a state or local license. Check with your state’s licensing board, which often offers an online lookup.
- Insurance: ask for proof of liability insurance and, for companies with employees, workers’ compensation coverage.
- Permits: ask whether the work requires a permit and who will obtain it.
- Written estimates: for anything beyond a small repair, get the scope, materials and terms in writing.
- Warranties: ask what guarantees come with the work and the parts.
Be wary of anyone who asks for large payments up front, pressures you to decide on the spot or shows up uninvited after a storm offering to fix damage.
Start the relationship early
The best way to get to know a contractor is to hire them for something small and routine. Schedule a seasonal HVAC tune-up, a plumbing check or a gutter cleaning. You will see how they communicate, how reliably they show up and how they price their work, and you will already be a customer when an emergency happens, which can sometimes mean faster service.
Keep everything in one place
Create a contact list with each provider’s name, phone number, website and notes about past work, and keep it on your phone and in a printed copy with your home records. If you have a home warranty, note that it may require you to use its own network of contractors for covered repairs. With your team in place, the next leak becomes a phone call rather than a crisis.
A Six-Month Plan for Building Your List
You do not need to assemble a complete team in your first week. Spreading the work across the first months of ownership lets you get to know each professional through small, low-pressure jobs.
- Month one: Find a plumber and an electrician. These are the trades most likely to be needed in a hurry. Ask neighbors, and save at least two names for each.
- Month two: Schedule a seasonal service visit with an HVAC company. Ask the technician to explain the system’s condition and what maintenance it needs.
- Month three: Hire a handyperson for a short list of small items from your inspection report, like caulking, loose hardware or a sticking door.
- Month four: Arrange pest control or a termite inspection if the home does not already have a service agreement.
- Month five: Have gutters cleaned and ask a roofer for an inspection, particularly if the roof is older or the home has many trees.
- Month six: Add any specialists the property needs, such as a septic service, tree service or chimney sweep.
Questions to Ask a New Contractor
A short conversation before the first job tells you a great deal about how a company operates. Consider asking:
- Are you licensed for this type of work in this state, and can you share the license number so I can verify it?
- Do you carry liability insurance and, if you have employees, workers’ compensation?
- Will you or your company pull any required permits?
- How do you price work: a flat rate, an hourly rate plus materials, or a written estimate?
- Is there a charge for the service call itself, and does it apply toward the repair?
- What warranty do you offer on labor and parts?
- How do you handle after-hours emergencies?
Keeping Good Records of Every Job
Each visit is a chance to build your home’s history. After any service call, note the date, the company, the technician’s name if you have it, what was done, what parts were used and the cost. Keep the invoice with your home records. These notes help you spot recurring problems, verify warranty coverage and give a future buyer a clear picture of how the home has been maintained.
Mistakes New Homeowners Make
- Waiting for an emergency. Choosing under pressure often means paying more and settling for whoever answers first.
- Hiring on price alone. The cheapest bid may leave out important work. Compare scope as well as cost.
- Skipping written estimates. A verbal quote is easy to misremember. Get anything significant in writing.
- Paying in full up front. A reasonable deposit for materials may be normal for larger projects, but be cautious of large upfront demands.
- Falling for storm chasers. After severe weather, be wary of unfamiliar contractors who knock on doors. Stick with established local companies you have vetted.
Questions Homeowners Ask
Should I sign up for maintenance plans?
Some companies offer annual plans for regular service, often with scheduling priority. Compare what the plan includes with what you would otherwise pay, and read the terms.
Is a home warranty the same as having a service team?
No. A home warranty may cover certain repairs, but it usually assigns contractors from its own network. Having your own trusted contacts is still valuable for work the warranty does not cover.
How many names should I keep for each trade?
Two is a good goal. If your first choice is booked during a busy season, you will have a backup ready.
