What Is a Subcontractor? (A Homeowner's Guide to Remodeling)

A subcontractor is a licensed specialist hired by your primary contractor to perform specific portions of the work on your project. Rather than one company doing every trade, the general contractor or remodeler manages a network of specialists: a licensed plumber for plumbing work, a licensed electrician for electrical work, a tile setter for tile installation, and so on. The subcontractors work on your project but their contract is with your primary contractor, not with you directly.

Your primary contractor is accountable for the quality of everything that happens on your project, including the work done by their subcontractors. If a plumber they hired makes an error that causes a leak six months after your remodel is complete, that is your contractor's responsibility to fix. If a tile subcontractor's work is poor, your contractor needs to address it.

The problem arises when contractors use low-cost subcontractors to protect their own margins. The subcontractors deliver lower quality work, and the homeowner pays for it through callbacks, repairs, and a finished product that does not hold up. Asking a contractor about their subcontractors, how long they have worked with them, and whether they are licensed and insured is a completely reasonable part of your vetting process.

• Are all subcontractors licensed and insured? If a subcontractor is injured on your property and is not properly insured, you could be liable.

• How long have you worked with these subcontractors? Long-standing relationships tend to produce better coordination and accountability than contractors who use whoever is cheapest and available.

• Who specifically will be doing the tile and plumbing work? Knowing the specific people or companies gives you the ability to look them up and check reviews.

• Are subcontractor costs included in my contract price? Some contractors quote the main work and then add subcontractor costs as separate line items. Clarify this upfront.

Not necessarily. Specialized subcontractors who focus on one trade every day often produce higher quality work than a generalist crew trying to do everything. The key is the contractor's vetting process and the standards they hold their subcontractors to. A contractor with long-standing relationships with skilled, licensed subcontractors typically delivers better results than one who assembles a new team for every project.

In most cases, no. When you hire a general contractor or remodeler, they are responsible for paying their subcontractors. However, if your contractor fails to pay their subcontractors, those subcontractors may have the right to file a mechanics lien against your property in Arizona. This is another reason why verifying that your contractor is financially sound and uses written contracts with all of their subs matters.

See also: General Contractor vs. Remodeler, Scope of Work, Construction Lien, Building Permit, Turnkey Remodel