Building a home is a very big deal. It is probably the biggest investment you will ever make. Here in Redmond, we have a unique high desert climate and sometimes tricky soil conditions. You need a builder who really knows their stuff for these conditions. You cannot just pick the first name you find online and hope for the best. You need to be smart about who you trust with your vision and your money. So, we will talk about how to find a solid Home Builder, what to ask them, and what to watch out for.
Verifying Your Contractor: Do Not Skip This Step
Before you even get into the details of your project, you must make sure your potential Home Builder is legitimate. This is not optional. It is your first line of defense. In Oregon, every contractor who is paid to build, repair, or improve a home needs to be licensed by the Construction Contractors Board (CCB).
Here is how you verify them:
- Get their CCB number: Any legitimate Home Builder will have this number ready. It is usually a 5 or 6-digit number. If they do not give it to you, or act unsure about it, that is a big red flag right there.
- Check the CCB website: Go to the Oregon CCB's online search feature at search.ccb.state.or.us/search/. Enter their CCB number or business name. You want to see an 'Active' status for the Home Builder.
- Look at their history: The CCB site lets you see up to 10 years of history. Check for unpaid debts, complaints, or disciplinary actions. A clean record is what you are after for your Home Builder.
- Verify bond and insurance: This is very important. A Home Builder can have an 'Active' CCB license, but their bond or insurance might have lapsed. The CCB lookup should show you if their surety bond and liability insurance are active and their expiration dates. A valid bond protects you if the Home Builder does not complete the work or does it poorly. Liability insurance covers property damage or injuries that might happen on your site in Redmond. You can also ask for a Certificate of Insurance (COI) directly from their insurer for full verification.
- Check with the Oregon Secretary of State: Make sure their business entity is active and in good standing. This shows the Home Builder is running a proper business, not just a temporary operation.
Questions to Ask Every Potential Home Builder
Once you have confirmed they are legitimate, it is time to dig into their experience and process. Do not be shy. This is your project in Redmond!
- How long have you been building homes in Central Oregon? Local experience matters a lot. They should know about our specific building codes, like the 2025 Oregon Structural Specialty Code (OSSC) and the 2025 Oregon Mechanical Specialty Code (OMSC) that just became mandatory in April 2026. They should also understand things like frost line depth, which is 12 inches here, and typical soil bearing capacity, which is 1500 psf unless a geotechnical report says otherwise.
- Can I see a portfolio of your recent work and get references? Pictures are great, but talking to past clients is even better. Ask references about communication, adherence to budget and schedule, and how the Home Builder handled unexpected issues.
- Who will be my main point of contact, and how often will we communicate? Clear communication is key to a smooth build in Redmond.
- How do you handle change orders? Changes are almost certain to happen. You want a clear, written process for how they are documented, priced, and approved by the Home Builder.
- What is your typical project timeline, and how do you stay on schedule? Get a realistic idea of when things will start and finish. Remember, residential permit reviews in Redmond can take 4-6 weeks, so factor that into the Home Builder's schedule.
- What kind of warranty do you offer on your work? A good Home Builder stands behind their craftsmanship.
- How do you manage subcontractors? Does the Home Builder use the same trusted subcontractors, or do they bid out every trade? You want quality control for your Redmond home.
What to Look for in a Quote from a Home Builder
Comparing quotes can feel like comparing apples and oranges. However, a good quote should be detailed and transparent. It is not just about the final number.
- Detailed breakdown: The quote should clearly itemize costs for labor, materials, permits, and subcontractor work. It should not just be a single number from the Home Builder.
- Allowances: For things like fixtures, flooring, or cabinets, there might be 'allowances.' Make sure these are realistic for your taste and budget for your Redmond home. If an allowance is too low, you will be paying more out of pocket later.
- Payment schedule: This should be clearly laid out. It is usually tied to project milestones, not just arbitrary dates. Be careful of large upfront payments to a Home Builder.
- Inclusions and exclusions: What exactly is included in the price? What is not? Make sure everything you expect is covered. For example, does it include site cleanup, landscaping, or utility hookups for your Redmond property?
- Contingency: A good Home Builder will often include a contingency fund, typically 5-10% of the project cost, for unforeseen issues. This shows they are realistic and prepared.
- Cost per square foot: In Central Oregon, a high-quality custom home can range from $150 to $300 or more per square foot. This depends on finishes and complexity. Do not just go for the lowest number; understand what you are getting for that price from the Home Builder.
Red Flags to Watch Out For When Hiring a Home Builder
Your gut feeling is important, but here are some concrete warning signs that should make you pause:
- Unlicensed or uninsured: As we covered, this is a deal-breaker. If the Home Builder cannot prove they are properly licensed, bonded, and insured, walk away.
- Pushing for cash payments: This is a classic move to avoid taxes and leave you with no paper trail or protection.
- High upfront deposits: While some deposit is normal, be careful of requests for more than 10-20% upfront, especially for larger projects in Redmond.
- No written contract: Never, ever proceed without a detailed, written contract. Oregon law requires a contract for work over $2,000.
- Vague quotes: If their quote is just a few lines with a lump sum, it is a sign they are either inexperienced or trying to hide costs.
- Pressure tactics: If the Home Builder is pressuring you to sign immediately or making unrealistic promises about speed or cost, be suspicious.
- Bad references or online reviews: Do your homework. If past clients have consistent complaints, pay attention to these.
- Cannot get permits: If a Home Builder tells you that you, the homeowner, should pull the permits, be very cautious. A professional Home Builder knows how to navigate the City of Redmond's permitting process.
Hiring a Home Builder is a very big decision. It deserves your full attention. By doing your due diligence, asking the right questions, and knowing what to look for, you will be much more likely to find a Home Builder who delivers the quality home you expect. Here at Valley ADU Company, we believe in transparency and helping homeowners in Redmond make informed choices. Do not settle for less when it comes to your home.