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Are You Licensed to Practice as a General Contractor in Indianapolis?

General contractors in Indianapolis must be licensed by the Department of Business and Neighborhood Services (BNS) before they can operate as legitimate businesses in the city. It shall be unlawful for a person, partnership, or corporation to bid for or perform any work as a general contractor without first obtaining a general contractor license. Parties guilty of these unlawful conduct shall be subject to a fine of $200 for the first violation in twelve months and not less than $1,000 for subsequent violations.

To obtain a general contractor license in Indianapolis, It is necessary to meet certain requirements. These requirements include:

• Providing a completed company license application alongside proof of business registration with the Indiana Secretary of State. Note that the business name on the documentation must match the business name as it is registered.
• Filling a surety bond of $10,000, a general liability policy, and a worker's compensation policy if the business will have employees. The general liability policy shall be in the minimum of $500,000 for each occurrence of death or bodily injury and a minimum of $100,000 for each occurrence of property damage, or a minimum of $500,00 per occurrence for combined coverage of both bodily injury and property damage. The worker's compensation policy must carry insurance for workers employed in Indianapolis/Marion County.

All applicants for a general contractor license are additionally required to pay a licensing fee of $215 and download, complete, and submit a contractor application form at:

Alternatively, applicants can submit a completed contractor application form alongside their insurance certificate and bond to this email. Once the application is received, an official from the Department of Business and Neighborhood Services will review the application and add the appropriate fees to the applicant's contractor license. Following that, the applicant will receive an email with a link to pay the license application fee. Applicants can make payments using a credit/debit card or an eCheck. Interested persons can call the city's Department of Business and Neighborhood Services at (317) 327-1291 for more information about a general contractor license application.

Having met the aforementioned requirements and submitting a contractor application form, applicants agree to comply with the Revised Code of Indianapolis and Marion County and all other applicable laws, ordinances, and regulations. This is why it is important to hire a general contractor who is licensed by the Department of Business and Neighborhood Services. Homeowners can confirm the license status of the contractor they intend to hire by checking the list of licensed general contractors in the city or by calling the Department of Business and Neighborhood Services by calling (317) 327-1291.

How Much Do You Charge Compared to Other General Contractors in the City?

The cost of retaining the services of a general contractor in Indianapolis may vary for each homeowner depending on the following factors:

• The type and size of the construction work involved
• How labor-intensive the project is
• The price of the materials needed to complete the job
• The distance and accessibility of the construction site
• The topographical condition of the area
• The cost of a similar construction project
• Project's quality and specification
• Cost of pulling the project permits

Furthermore, the cost of retaining the services of a general contractor may also vary based on the pricing method the contractor decides to use. Note that the pricing method helps contractors make proper estimations and calculations of project costs before submitting a quote to the client. Some common types of pricing methods used by general contractors in Indianapolis are:

• Unit Pricing Method: This pricing method allows contractors to charge the homeowner for each unit of work performed. This pricing method is usually affected by variables such as labor, materials, and overhead costs, and any change in the scope of the project affects the unit price of the contractor's work.
• Lump Sum Pricing Method: This method allows the contractor to bill for the project's total cost instead of the unit price. Using this pricing method, a general contractor will receive a stipulated price covering all construction costs. This pricing method favors projects with well-defined scope.
• Cost Plus Pricing Method: This method allows the contractor to receive the total construction cost plus an additional sum set aside to cover increased expenses. The additional sum to be paid is typically between 10 and 20% of the project cost. Homeowners should avoid contractors who charge significantly lower fees at first under this pricing method, as they may later raise their fees if the project turns out to be more expensive than originally estimated. Homeowners should insist on contractors with a good reputation, extensive experience, and a thorough understanding of the nature and quality of services required. This pricing method is best suited for projects that do not have a well-defined scope.

Due to the many factors that can affect how much a general contractor may charge in Indianapolis, homeowners need to research the cost of the project they want to execute before choosing a contractor. Homeowners can have an idea of the project as well as the average market price for completing the project by requesting and comparing estimates from at least three contractors in the city before choosing the contractor that offers the most reasonable price.

General Contractors in Indianapolis earn an estimated annual average wage of $71,660. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Indianapolis and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

When hired, most general contractors in Indianapolis perform the following tasks:

• Set a project completion timeline and mobilize and organize the labor required to execute the project
• Makes sure that the materials and equipment needed to complete the project are always available and accessible
• Supervise construction throughout the project timeline
• Pull the appropriate permits for the job
• Ensures that the work done complies with the Revised Code of Indianapolis and Marion County

Before hiring a general contractor in Indianapolis, it is critical for homeowners to first research the nature and scope of the construction work they desire. By doing so, homeowners would limit their search for a contractor to individuals who have the necessary experience, knowledge, and qualifications to handle the particular type of project they want.

While general contractors are often in charge of a construction project, keep in mind that they do not work alone. General contractors in Indianapolis can subcontract aspects of a project to a licensed specialty contractor. Electrical work, plumbing, and HVAC installation are examples of construction project aspects that are typically handled by licensed specialty contractors. Listed below are some important distinctions between general contractors and subcontractors who work on construction projects:

Will You Get the Necessary Permits as Required per the City Code?

According to the Building Standards and Procedures of the Consolidated City of Indianapolis, a building permit issued by the Department of Business and Neighborhood Services is required before anyone can engage in the construction, demolition, or removal of structures in the city. Engaging in any of the aforementioned activities without a building permit is an offense that attracts a fine of $100 for the first violation, and each day that an offense continues shall constitute a separate violation.

Homeowners can avoid the financial liabilities that may result from work without a permit by ensuring that their contracts obtain the necessary permits before work begins on the project. Note that only licensed general contractors and subcontractors can apply for a permit in the city. Homeowners can ask their general contractor to obtain a master permit covering all the construction activities that will be performed on the site. Applications for a master permit can be submitted online via the Land Use Petition & Enforcement Case Citizen Access Portal. However, anyone using the portal for the first time will be required to create a user profile before they can use the online permitting service. After creating their user profile, first-time users can start the application process. Note that master permit application requires payment of permit fees and the uploading of plans that contain:

• Plot or site plan, which must show property lines, all buildings on the lot, and dimensions from any new structures to related property lines
• Foundation plan, floor plan, framing plan, and building elevations
• Sections and/or details showing but not limited to footing information, wall and roof information, truss calculations, and all materials to be used

After uploading the required documents and submitting the permit application, the Department of Business and Neighborhood Services will review the application for code compliance. When plan reviews are completed, the applicant will be notified via email, and successful applicants will be issued permits. Contractors who have been issued a permit must display a copy of the permit on-site in a visible location from the street.

In addition to the issuance of permits, the Department of Business and Neighborhood Services carries out inspections on construction work for which a permit has been obtained. Inspections are required to ensure that the construction in the field corresponds to the approved designs and is in accordance with the building code and zoning ordinance. General contractors can schedule an inspection online or by calling (317) 327-5525. Queries concerning inspections can be directed to the Department of Business and Neighborhood Services by calling (317) 327-8939.

Do You Work with Subcontractors?

In addition to having a construction crew, most Indianapolis general contractors work with subcontractors to execute most construction projects. General contractors can choose to subcontract certain aspects of construction for the following reasons:

• Subcontractors are experts and licensed in the construction activity they perform
• They simplify large projects
• They aid general contractors in meeting project deadlines by completing key project tasks.
• They assist general contractors in avoiding complications, such as workplace accidents caused by negligence or incompetence

Common areas of construction projects that general contractors typically subcontract include:

• Plumbing
• Electrical work
• HVAC installations
• Roofing
• Carpentry
• Welding
• Painting
• Appliance installation
• Drywalling and insulation installation
• Window installation

When you confirm that the general contractor you want to hire will be working with subcontractors on your project, you should take certain steps to avoid any liability resulting from disputes that may arise between the general contractor and the subcontractor you hired. Disputes between your general contractor and the subcontractor working on your project are likely to arise in most cases for one of the following reasons:

• Late payments
• Shoddy or unsatisfactory work

In Indiana, there is no specific prompt payment law for private construction. However, a subcontractor is entitled to receive payment for work performed based on the payment schedule that is written in the construction contract. If a contractor wrongfully withholds a subcontractor's payment after receiving payment for the work done from the homeowner, the subcontractor may enforce their claim for payment against the property.

Under Indiana law, subcontractors who are not paid for their services have a right to enforce a lien on a property. However, to be able to enforce a lien on a property, the subcontractor must have given written notice to the property owner or, if the property owner is absent, to the owner's agent before the work is performed. Subcontractors may enforce a lien by filing a complaint in the circuit or superior court of the county where the real estate or property that is the subject of the lien is situated. The complaint must be filed no later than one year after the statement and notice of intention to hold a lien were sent to the property owner or the property owner's agent.

While liens can be contested, the process is typically time-consuming, costly, and stressful. As a result, homeowners are usually advised to avoid liens with anyone working on their project by taking the following precautionary measures:

• Research the Contractor: Make sure the general contractor you want to hire is not only licensed and experienced but also conversant with the state lien law
• Get a written notice on any subcontracting: Ask the general contractor to send a notice before subcontracting any aspect of the work and find out if the subcontractor is licensed.
• Get relevant information: Request a disclosure statement from your contractor, including information about lien releases. Note that when suppliers of materials, workers, or subcontractors are not paid, a lien may be filed against your property to force you to pay the debt.
• Get a lien waiver: Always request a signed lien release from your contractor, subcontractors, and suppliers who worked on your project before making the final payment.
• Get a written Contract: Before hiring a general contractor, make sure you get a written contract for any arrangement made with the contractor. The contract should contain the details of the arrangement and must be clear enough and easy to understand.

Do You Carry the Necessary Insurance Policy for General Contractors in the City?

Per the requirements of the city's Department of Business and Neighborhood Services, general contractors are required to maintain an insurance policy in the minimum amount of $500,000 for each occurrence of death or bodily injury and a minimum of $100,000 for each occurrence of property damage, or a minimum of $500,00 per occurrence for a combined coverage of both bodily injury and property damage. General contractors who wish to have employees are additionally required to carry worker's compensation insurance with the Worker's Compensation Board of Indiana.

Before finalizing an agreement with the general contractor you intend to hire, you should request proof of insurance from them and contact their insurance carrier to verify the information. Any contractor that refuses to provide proof of insurance in the city is most likely contracting without a general contractor license. It is important to note that hiring a contractor who is not insured exposes you to several liabilities that may result from injuries, property damage, and deaths that occur while work is being performed on your project. Although there is no certainty that any of the above-mentioned events will occur during the execution of your project, you should always plan as if they are bound to happen.

According to the Indiana Department of Labor, construction workers are exposed to several on-the-job hazards that may result in workplace fatalities. Some of these on-the-job hazards include exposure to harsh weather conditions, noise exposure, falls, slips, and trips, and injuries from flying debris and falling objects. In 2019, the Indiana construction industry recorded 21 cases of fatal injuries. Among the leading causes of construction workplace injuries, falls, slips, and trips resulted in 11 fatalities across the state. Given the possibility of injury or death while work is being performed on your project, ensuring the contractor you wish to hire has an active general liability policy and workers' compensation policy is crucial.

Before asking the contractor you intend to hire for proof of insurance, it is crucial to contact the Department of Business and Neighborhood Services at (317) 327-1291 for more information concerning the insurance requirements for general contractors in Indianapolis. Similarly, you should contact the Worker's Compensation Board of Indiana at (317) 232-5922 for more information concerning workers' compensation insurance. By doing so, you would be able to determine the minimum limits of insurance that a general contractor must have in the city.

Do You Provide a Warranty for Works Completed?

Reputable general contractors in Indianapolis maintain a warranty policy for construction works. A construction work warranty is a statement of assurance that services rendered will ensure that the building or structure constructed is safe, habitable, and durable. It ensures that homeowners are given certain considerations if work performed undermines the building or structure's safety, habitability, or durability.

As a homeowner, it is your responsibility to find out if the contractor you intend to hire has a warranty policy and the terms and conditions for the warranty. General contractors' warranties are classified into two Types:

• Implied Warranty: This type of warranty does not have to be written before it can be activated. Implied warranties are based on state law, and homeowners can cite the law as the foundation for the warranty. Under Indiana law, "implied warranties" automatically apply to newly constructed homes.
• Express warranties: These are separate warranties that are given by the builder to the consumer and are typically outlined in the builder's construction contract.

The following warranties are subcategories of the aforementioned warranties:

• Material and Equipment Warranty: This subcategory covers all of the equipment and materials used in the project's execution. It ensures that the equipment and materials are not only new but also in good condition and of sufficient quality.
• Call-back Warranty: Under this type of warranty, the homeowner has the right to call the general contractor back within a certain time frame to correct any aspect of the construction that was not completed correctly for free.
• Vendor Warranty: This type of warranty protects the manufacturer or supplier of the products and appliances used in a construction project.
• Workmanship Warranty: This type of warranty guarantees that everyone involved in the project will provide quality service.

The nature of the construction warranty given to a homeowner in Indiana typically depends on whether they are building a new home or remodeling an old building. For example, per state law, a contractor can issue the following warranty to a homeowner for a remodeling contractor:

• The home improvement must be free from defects in workmanship or materials during the two years beginning on the warranty date
• The home improvement must be free from defects caused by faulty installation of new plumbing systems, new electrical systems, new heating, cooling, and ventilating systems, or extended parts of existing systems during the two years beginning on the warranty date.
• The home improvement must be free from defects caused by faulty workmanship or defective materials in the roof or roof systems during the four years beginning on the warranty date,
• The home improvement and affected load-bearing parts of the home must be free from major structural defects during the ten years beginning on the warranty date.

If the contractor breaches any of the following warranties, the owner may bring an action against the contractor for damages arising from the breach or specific performance. The civil action may result in the repair of the defect that is the cause of the breach or payment of compensation alongside attorney's fees if those fees are provided for in the written contract between the parties.

Can You Provide References of Clients Served in Indianapolis?

When looking for a general contractor, family and friends are unquestionably the most popular sources to get referrals. Hiring a contractor a relative or close friend recommends gives you peace of mind. Another relatively safe way to find a general contractor is to look through the membership directories of trade organizations like:

• The National Association of Home Builders
• The Associated General Contractors of America
• The Indiana Builders Association

Hiring a member of any of the aforementioned trade associations guarantees that the service you will receive will meet the trade standards and the applicable codes for the construction work.

While getting referrals from family and friends and searching membership directories of trade organizations are the best ways to find general contractors, engaging and evaluating any general contractor you come in contact with before finalizing any agreement with them is crucial.

You can evaluate a general contractor you wish to hire by asking for references of clients they have worked for in the past. Reputable general contractors in Indianapolis will provide references of clients they worked for in the city to potential clients. These references will include names and contact information of their most recent clients with dates of service. By contacting individuals given to you as references, you can obtain a first-hand review of the contractor's level of expertise and professionalism. This will ensure that you do not hire a contractor who is lacking in experience or one who is experienced but dishonest in their dealings. In addition to contacting the clients the contractor provided as references, you should also research the contractor online via third-party websites such as Google Review, Yelp, and Better Business Bureau.

What Is the Expected Timeline for This Project?

Before beginning work on a project, most Indianapolis general contractors usually reveal and discuss the expected timeline for the completion of the project. A project timeline contains a list of construction activities and tasks that must be executed before a project can be considered complete. These activities and tasks are organized according to their priority levels and the amount of time required to complete them. When developing a project timeline, general contractors in Indianapolis consider the following factors:

• The project's nature and scope
• The construction method used
• The current weather conditions and time of year
• The availability of necessary construction materials, subcontractors, and construction personnel
• Modifications to the construction scope or plan
• The amount of time it takes to obtain project permits.

Setting an expected timeline for a project is one of the necessary steps a contractor must take to ensure that the project is completed on time and that everyone working on the project plays an active role in executing the work. Listed below are some of the benefits of having a construction project timeline:

• It helps organize and reduce the complexity of diverse and large projects
• It ensures that activities on the construction site are geared toward realizing the common goal
• It helps the contractor to monitor the contribution of every team working on the project
• It helps identify where the project is lagging
• It promotes better communication between the contractor, subcontractor, and construction material suppliers