Why Some Contractors Are Shady — And What Homeowners Should Watch For
If you own a home long enough, sooner or later you’ll hire a contractor—whether it’s for repairs, upgrades, remodeling, or correcting issues found during a home inspection. And while plenty of contractors are honest, skilled, and reliable professionals, I’ve also seen the other side: shady contractors who cut corners, overcharge, ghost homeowners, or blame someone else to cover their mistakes.
As a home inspector who has evaluated hundreds of flipped homes, repaired houses, and contractor-touched projects, I’ve seen the patterns. I’ve seen what reputable contractors do—and what dishonest ones do. The consequences of hiring the wrong person can cost homeowners tens of thousands of dollars and leave them with unsafe, code-violating conditions that could have easily been avoided.
This article is designed to protect you. Here are the most common warning signs, the tricks bad contractors use, and what to look for before hiring one.
1. The Contractor Who Bashes the Last Guy
This is one of the biggest red flags, and homeowners hear it all the time:
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“I can’t believe your last contractor did it like this.”
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“That home inspector should’ve caught this.”
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“Wow, who worked on this before? They messed up everything.”
Why it’s shady:
Blaming previous contractors or the inspector is often a tactic to:
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Make themselves look like the hero
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Justify charging more
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Distract from their own lack of skill
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Plant doubt so the homeowner feels dependent on them
A good contractor doesn’t need to trash someone else to earn your business. They simply explain what’s wrong, why it’s wrong, and how they’ll fix it.
When a contractor’s first instinct is to bash everyone else, that’s often a sign they’re trying to hide something—usually their own incompetence or inflated pricing.
2. The Contractor Who Wants Cash Only
Cash isn’t always shady—some small contractors legitimately prefer it.
But when it’s cash only, no exceptions, and they won’t provide a receipt or written invoice?
That’s a problem.
Why it matters:
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You have no proof of payment
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You have no contract
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No warranty
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No paper trail if they never show up again
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No accountability
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No recourse if the work is wrong, unsafe, or incomplete
If they run their business like it’s tax-invisible, what do you think they’ll do with your project?
3. The Contractor With a “Too-Good-To-Be-True” Quote
If three contractors quote you $8,000 to rebuild a deck and one person says they can do it for $3,000, that contractor isn’t a miracle—he’s a hazard.
Common ways they underbid:
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Using substandard materials
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Not pulling permits
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Hiring cheap, inexperienced laborers
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Cutting corners on structural components
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Planning to add “surprise” charges later
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Rushing the job to get to the next one
A lowball estimate is rarely honest. Real professionals price based on time, materials, skill, and liability—not desperation.
4. The Contractor Who Doesn’t Want to Pull Permits
I see this constantly, especially in flips and rushed rehabs.
They’ll say:
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“Permits are a waste of time.”
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“The city is too strict.”
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“You don’t need permits for this.”
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“It’ll save you money if we skip them.”
Why they want you to skip permits:
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They’re unlicensed
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Their work won’t pass inspection
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They don’t want the city reviewing their craftsmanship
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They want to skip critical safety requirements
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They want to finish fast and move on
Skipping permits almost always backfires on the homeowner.
When you go to sell, unpermitted work becomes YOUR problem—not theirs.
5. The Contractor Who Keeps Changing the Story
Shady contractors often tell you what you want to hear until the work starts. Then suddenly:
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The price changes
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The timeline changes
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The materials change
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The “necessary repairs” multiply
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Their original promises disappear
Why this happens:
They got in the door with a friendly personality and a low price.
Now they expect you to feel locked in.
Any contractor who rewrites the plan mid-project without clear documentation is one you can’t trust.
6. The Contractor Who Ghosts You
Nothing says “unprofessional” like disappearing after taking your deposit.
Common signs before they ghost:
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They stop answering calls
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They keep delaying the start date
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Their excuses multiply
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They promise to start “next week” every week
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They blame weather, scheduling, or suppliers for everything
Honest contractors don't vanish. They communicate clearly—even when things go wrong.
7. The Contractor With No License, No Insurance, or No Portfolio
Some states don’t require licenses for every trade, but many do.
Regardless, if a contractor can’t or won’t show:
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Insurance
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Recent photos of work
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References
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A website or online presence
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Business credentials
…then you’re likely dealing with someone who:
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Doesn’t know proper codes
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Isn’t accountable to anyone
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Can’t legally work in your home
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Can walk away at any time
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Leaves YOU liable for injuries or damage
I’ve seen homeowners sued because an uninsured contractor fell through their attic or cut themselves on the job.
Don’t let that be you.
8. The Contractor Who Gives Vague or Verbal Agreements Only
If everything is discussed verbally and nothing is documented, run.
Shady contractors avoid clarity.
They prefer loose agreements because it gives them free rein to:
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Change pricing
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Change materials
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Change scope
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Blame “misunderstanding”
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Avoid responsibility
A real contract should include:
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Exact scope of work
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Exact materials
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Timeline
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Payment schedule
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Warranty terms
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Cleanup responsibilities
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Permit requirements
If they resist putting things in writing, they’re hiding something.
9. The Contractor Who Pressures You to Decide Immediately
High-pressure tactics are a classic scam technique:
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“If you don’t sign today, the price goes up.”
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“I have another client ready to take your spot.”
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“This deal is only available if you commit right now.”
Contractors who rush you usually have a reason:
They don’t want you to compare prices, research reviews, or think too long.
A reputable contractor gives you space to evaluate your options.
10. The Contractor Who Makes Big Promises With Zero Details
Things like:
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“We can remodel your kitchen in a week.”
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“We’ll take care of everything—don’t worry about it.”
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“I’ve done this a million times.”
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“Trust me, it’ll look great.”
Trust is earned through specifics, not vague optimism.
Real professionals explain:
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What they’ll do
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How they’ll do it
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What materials they’ll use
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What challenges to expect
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What delays are possible
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What it will realistically cost
Shady contractors rely on hope, not honesty.
How Homeowners Can Protect Themselves
Here are the essential steps:
✔ 1. Do your homework.
Look up reviews, licenses, and portfolios.
✔ 2. Get at least three quotes.
Not the cheapest— the most detailed.
✔ 3. Require a written contract.
With specifics, not generalities.
✔ 4. Never pay the full amount upfront.
A reasonable deposit is normal.
Pay-as-you-go is safer.
✔ 5. Confirm permits.
Don’t assume—they must show proof.
✔ 6. Ask questions.
A good contractor explains with confidence.
✔ 7. Trust your instincts.
If something feels off, it usually is.
Final Thoughts
Most contractors work hard, deliver quality results, and take pride in their craft. But the shady ones? They cost homeowners millions every year—through shortcuts, lies, and poor workmanship.
As a home inspector, I see the aftermath of bad contracting constantly: unsafe wiring, structural shortcuts, plumbing disasters, and renovations that look good on the surface but fail underneath.
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