Check a contractor before you sign

Two minutes before you sign: look up the license, check the deposit, and know how many days you have to change your mind. Every rule below is from the Contractors State License Board (CSLB).

Check a license (CSLB) Text PJ the license number

In the news this week: The Coast News on lawsuits and mechanics' liens from unpaid contractors on San Diego ADU projects. The steps below are how homeowners keep that off their own property.

Home improvement contracts in California. A calculator, not legal advice; the CSLB links below have the full rules.

• License: required for any job of $1,000 or more (labor and materials together), any job that needs a building permit, and any job where the contractor uses employees. The line moved from $500 to $1,000 on January 1, 2025.
• Deposit: no more than 10% of the contract price or $1,000, whichever is less.
• Payments: pay only as work is completed, not before.
• In writing: a detailed description of the work and materials, and every change or addition.
• Permits: the contract should require the contractor to get any needed permits before work starts.
• Notice to Owner: your contractor must give you this warning about property liens.
• References: CSLB's checklist asks for at least three local references.
• Cancel: 3 days, unless you negotiated the contract at the contractor's place of business or it's under $25. Homeowners 65 and older get 5 days. Service-and-repair jobs under $750 have their own rules.

Sources: CSLB homeowner checklist · warnings and exceptions · the $1,000 rule (AB 2622).

If your contractor doesn't pay a subcontractor or supplier, they can file a mechanics lien on your property, even if you paid in full. CSLB's steps:

1. Watch for Preliminary Notices. Subs and suppliers who might file a lien send one, up to 20 days after they start. Keep them: that's your list of who must be paid.
2. Before each payment, get a signed conditional lien release from each of them.
3. After each payment, get the unconditional releases. You can hold the next payment until you have them.
4. Or pay with joint checks, made out to the contractor and the sub together.
5. When the job is done, file a Notice of Completion: it cuts the time to file a lien from 90 to 60 days for the contractor and from 90 to 30 days for subs and suppliers.

Source: CSLB, how to prevent a mechanics lien.

• City of San Diego: Development Services approvals lookup.
• Unincorporated County (Rancho Santa Fe, Fallbrook, Ramona and more): County Planning & Development Services.
• Solana Beach, Del Mar, Encinitas, Carlsbad, Oceanside: each city runs its own building department; call the counter with the address.

• A contractor problem: file a complaint with CSLB.
• Hiring a trade instead: licensed electricians · licensed plumbers · licensed roofers · general contractors and ADU rules near Solana Beach, from CSLB's list.
• Before you build: home hazard check for flood, fire, tsunami and fault zones.
• Want a second set of eyes: text PJ the license number and the bid.

Need a human?

This page is built every morning from public data by SideGuy, run by PJ, a local in Solana Beach. If something looks off, or you want a hand with your plans, text PJ at 858-461-8054. A real person answers.

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