Fall is when a lot of Kamloops homeowners start lining up winter renovations, and it's also when contractor calendars fill up fast. Whether you're planning a basement suite, a kitchen remodel, or a full custom home, the contractor you hire will have more impact on your budget, schedule, and stress level than any material or design choice you make.
After more than 40 years building and renovating in Kamloops, we've seen what separates smooth projects from painful ones. Here's a practical checklist for vetting a contractor in 2026, including the BC-specific requirements many homeowners don't know about.
Start With the Non-Negotiables
Before you compare prices or talk design, confirm the basics. Any legitimate contractor should be able to hand these over without hesitation.
- Business licence: Contractors working within city limits need a valid City of Kamloops business licence (or an inter-municipal licence covering the region).
- WorkSafeBC coverage: Ask for a clearance letter. If an uninsured worker gets hurt on your property, you as the homeowner can end up liable for premiums or claim costs.
- Commercial general liability insurance: Look for at least $2 million in coverage, and $5 million is common for larger builds. Ask for the certificate, not just a verbal confirmation.
- Licensed trades: Electrical and gas work in BC must be done by licensed contractors under Technical Safety BC. Ask who your contractor uses for these trades and whether those subs pull their own permits.
New Homes Have Extra Requirements
If you're building a new custom home in Kamloops, the rules are stricter. In BC, anyone building a new home must be a Licensed Residential Builder through BC Housing's Licensing & Consumer Services branch, and the home must be enrolled in third-party home warranty insurance (the 2-5-10 coverage: two years on materials and labour, five on the building envelope, ten on structure).
You can search the public registry of licensed builders on the BC Housing website. If a builder isn't listed, or offers to skip warranty enrolment to "save you money," walk away. Unwarrantied new homes can be difficult to sell or finance later.
For renovations, BC does not currently require a residential builder licence, which means the quality bar varies widely. That makes the rest of this checklist even more important.
Check Their Track Record in Kamloops Specifically
Building in Kamloops has its own quirks: hillside lots with slope and geotechnical requirements, clay and silt soils in some neighbourhoods, big temperature swings, wildfire interface zones, and a City permit office with its own processes and timelines. A contractor who has worked here for years will know them.
Ask for:
- Three or more recent references on projects similar to yours in size and type. Actually call them. Ask whether the project finished on budget, how changes were handled, and whether they'd hire the contractor again.
- Photos or site visits of completed work.
- Online reviews across more than one platform. Look for patterns rather than one-off complaints, and pay attention to how the contractor responded to criticism.
- Permit experience. Ask how many permitted projects they've completed with the City of Kamloops in the last few years, and who handles drawings, permit applications, and inspection bookings.
Get Comparable Quotes (and Read Them Carefully)
Get two or three detailed quotes, but make sure you're comparing the same scope. A quote that's 25% cheaper than the others is usually missing something, whether that's permits, disposal, finishing, or a realistic allowance for fixtures.
A solid quote should include:
- A detailed scope of work broken into sections (demolition, framing, electrical, plumbing, drywall, finishing, etc.)
- Clear allowances for items you haven't chosen yet, like flooring, tile, cabinets, and lighting, with dollar amounts per item or per square foot
- Who is responsible for permits, engineering, and inspection fees
- An estimated schedule with start and substantial-completion dates
- Payment schedule and how change orders are priced
For reference, general contractor overhead and profit in the Kamloops market in 2026 typically lands between 10% and 20% of construction cost, depending on project size and complexity. Very low margins can be a warning sign that a contractor will make it up with change orders or cut corners.
Understand Fixed-Price vs. Cost-Plus
Most residential renovations in Kamloops are priced one of two ways:
- Fixed price (stipulated sum): You agree on a total price for a defined scope. Good for predictable projects where the design is complete. Changes cost extra through change orders.
- Cost-plus: You pay actual costs plus an agreed fee or percentage. Common for custom homes and renovations with unknowns, such as older homes where you can't see what's behind the walls until demolition. It requires trust and transparent reporting, so ask to see sample cost reports.
Neither is automatically better. What matters is that you understand which one you're signing and how surprises will be handled.
Protect Yourself With a Written Contract and Holdback
Never start a project on a handshake. Your contract should spell out scope, price, payment schedule, change-order process, warranty, and how disputes are resolved.
Two BC-specific points to know:
- The 10% holdback: Under BC's Builders Lien Act, the owner must hold back 10% of each payment for 55 days after the work is substantially complete. This protects you if a subcontractor or supplier files a lien because they weren't paid.
- Reasonable deposits: A deposit of roughly 10–15% to secure a spot on the schedule and order long-lead materials is normal. Be cautious of anyone asking for 40–50% up front on a renovation, or asking for large payments in cash.
Payments should track real progress on site: framing complete, rough-ins inspected, drywall complete, and so on.
Watch for Red Flags
In our experience, these are the most common warning signs:
- Suggesting you skip permits to save time or money (unpermitted work can void insurance and cause problems when you sell)
- No physical business address or only a cell number
- Pressure to sign immediately or "lock in" a price today
- Vague, one-page quotes with a single lump sum
- Unwillingness to provide insurance, WorkSafeBC, or licensing documents
- Poor communication during the quoting stage (it rarely improves once work starts)
Once the paperwork checks out, choose the contractor you communicate well with. Ask who your day-to-day contact will be and how often you'll get updates.
Book Early for Winter and Spring Projects
Late September is a good time to start conversations. Interior projects such as basements, kitchens, and bathrooms can run through the Kamloops winter without weather delays, and City permit review is generally quicker in the off-season than during the spring rush. If you're planning an addition or new home for spring 2027 construction, design and permitting should start now to be ready to break ground when the ground thaws.
Talk to Hodder Construction
Hodder Construction has been building custom homes, renovations, and commercial projects across Kamloops for more than 40 years. We're happy to walk you through our licensing, insurance, references, and how we price and schedule work, before you commit to anything. [Request a free estimate](https://www.hodder.ca/estimate) and let's talk about your project.