The Owner-Builder's Guide to Hiring Subcontractors in Utah
The Owner-Builder's Biggest Challenge
When you act as your own general contractor, you take on the most critical job in construction: hiring and coordinating the right subcontractors. One bad hire can cost you more than a GC would have charged.
Step 1: Verify Licensing
Utah requires licenses for specific trades:
- General contractors (E100, B100) — required for projects over $1,000
- Electricians — must be licensed through DOPL
- Plumbers — must be licensed through DOPL
- HVAC — must be licensed through DOPL
Verify any license at dopl.utah.gov. Never hire an unlicensed trade worker — you're liable for their mistakes.
Step 2: Check Insurance
Every subcontractor should carry:
- General liability insurance — minimum $1M coverage
- Workers' compensation — if they have employees
- Auto insurance — for any vehicle on your site
Request certificates of insurance directly from their insurer — not copies from the contractor.
Step 3: Get Multiple Bids
For every trade, get at least three bids. But don't just compare price:
- Scope: Are they bidding the same work? (Apples to apples)
- Timeline: When can they start and how long will it take?
- References: Ask for 2–3 recent project references
- Warranty: What do they guarantee and for how long?
Step 4: Use a Pre-Vetted Network
If you don't have a rolodex of trusted trades, use a service like ContractorLink.org that connects owner-builders with pre-vetted, licensed subcontractors across Utah. This eliminates the risk of hiring blind.
Step 5: Write Clear Contracts
Every subcontractor agreement should include:
- Detailed scope of work
- Payment schedule (never pay 100% upfront)
- Timeline and completion date
- Material specifications
- Warranty terms
- Lien waiver requirements
Step 6: Manage the Schedule
The most common owner-builder mistake is poor trade sequencing:
- Excavation & foundation
- Plumbing & electrical rough-in
- Framing
- Windows & exterior
- MEP rough-in
- Insulation
- Drywall
- Interior finishes
- MEP trim
- Final inspection
Delays in one trade cascade to all subsequent trades. Build buffer time into your schedule.
Pro Tip
Never pay a subcontractor more than 30% upfront. Standard payment terms are 30% to start, 30% at midpoint, 30% at substantial completion, and 10% retained until final inspection and lien waiver.
