Hiring a Licensed Contractor in Virginia: What Homeowners, Businesses, and Government Agencies Should Know

The Hidden Risks of Unlicensed Work 

Imagine this: you bring in a low-cost, unlicensed contractor to save money. Weeks turn into months, permit applications get rejected, no inspections, and the project drags on. Instead of savings, you’re left with $20,000+ in losses, no legal recourse, and a property stuck in limbo.

This is not uncommon in Virginia. Every year, homeowners, business owners, and even government agencies discover too late that unlicensed work leads to financial risks, stalled timelines, unsafe conditions, and major frustration.

Unlicensed work can lead to costly damage and frustration.

Why Licensing Matters in Virginia 

Virginia law requires a contractor’s license for most construction and renovation projects over $1,000, and even stricter oversight for larger projects, determined by Virginia’s contractor license classes and project values.

Hiring licensed contractors matters because:

• ✅ Work meets Virginia’s safety codes and building standards

• ✅ Insurance and workers’ comp protect you from accidents and lawsuits

• ✅ Contracts are enforceable in Virginia courts

• ✅ Licensed contractors provide accountability and warranties

Unlicensed contractors, no matter how skilled, simply cannot offer these protections.

Virginia Contractor License Types and Classes 

License Types (Specialties):

• Class A: Unlimited project size; requires the most experience and financial stability.

• Commercial Building Contractor (CBC): Commercial projects only.

• Residential Building Contractor (RBC): Houses, residential construction, additions, and remodels.

• Home Improvement Contractor (HIC): Repairs, alterations, upgrades to existing homes (project value subject to contractor’s license class limits).

License Classes (Project Size):

• Class A:Unlimited per contract/project

  (Annual cap: Unlimited)

• Class B: $30,000 or more, but less than $150,000 per contract/project

  (Annual cap: $250,000 or more, but less than $1 million)

• Class C: Over $1,000, but less than $30,000 per contract/project

  (Annual cap: no more than $250,000 )

👉 A contractor must hold both the proper class and specialty license to legally handle your type of project.

What Can Go Wrong? Real-World Scenarios

• Residential Disaster: A kitchen renovation done by an unlicensed crew results in code violations and faulty wiring. When a fire breaks out, the homeowners’ insurance denies coverage. Final bill?

• Commercial Setback: A store hires the lowest bidder without verifying licensing. City inspectors step in and shut down work. The delay means lost revenue and hefty penalties.

• Government Fiasco: A municipal renovation project goes wrong after an unlicensed contractor is hired. A workplace injury with no insurance coverage lands the agency with liability, lawsuits, and missed deadlines, ultimately wasting taxpayer money.

The Hidden Dangers of Unlicensed Contractors

While some unlicensed contractors may be experienced, the hidden dangers outweigh any savings:

• ❌ No insurance = liability for injuries and damages falls on you

• ❌ No permits = work won’t pass inspection

• ❌ No enforceable contract = you have no legal recourse

• ❌ No oversight = shoddy work and expensive repeat repairs

How to Verify a Virginia Contractor's License  

Before signing anything:

1. Request their license number and legal business name.

   
   

2. Check the Virginia DPOR License Lookup to confirm.

   
   

3. Ask for insurance certificates (liability + workers’ comp).

   
   

4. Request references or project photos (quality contractors will provide them).

   
   

💡 Pro Tip: If someone can’t prove they’re licensed and insured, walk away.

FAQ: Common Questions Virginia Property Owners Ask

Q: Isn’t hiring unlicensed cheaper? 

A: Rarely. The risk of delays, lawsuits, and costly repairs often makes it much more expensive.

Q: Can unlicensed contractors pull permits?

A: No. Only licensed contractors are authorized to apply for and obtain building permits. A common tactic unlicensed individuals use is asking the homeowner to pull the permit in their name, as if the homeowner is doing the work. This leaves the homeowner legally responsible for code compliance, inspections, and any workmanship issues, while the unlicensed contractor avoids liability.

Q: Who pays if a worker is injured on my property in Virginia?

A: In Virginia, if your contractor does not carry legally required workers’ compensation insurance (mandatory for contractors with three or more employees), you—as the homeowner, business owner, or property manager—may be held financially responsible for injuries that occur during the project. Liability insurance is also important because it helps cover accidental property damage or injury claims, but it is not legally required in all cases. Always check that your contractor has both workers’ compensation (if required) and liability insurance before allowing work to begin.

The Benefits of Hiring a Licensed Virginia Contractor 

When you hire a licensed Virginia contractor, you gain:

• High-quality, code-compliant work

• Valid warranties and insurance protection

• Clear, enforceable contracts

• Peace of mind knowing that public funds or

  personal budgets are protected Professional. Licensed. Reliable.

What Our Clients Say 

"I have used Quality Works countless times over the past 15 years or so.  I used them for both residential and commercial projects.  I have never had a warranty issue or a reason to call them back for workmanship issues.  Communication has always been excellent.  Dan and his crew have always been very professional and easy to work with.  I have used them in office environments and have never had to worry about unprofessional conduct or cleanliness.  I can not say enough good things about this company.  If you want something done right the first time, use Quality Works.  You will not be disappointed.  Dan really cares."

— Richard Silvrants, Stafford, VA

Ready to Protect Your Investment?

Don’t risk your project, your home, or your reputation. Whether you’re a homeowner, business owner, or government agency, the safest choice is always a licensed Virginia contractor.

At QualityWorks Construction, our family-operated team has proudly served Virginia for over 30 years. With a Virginia Class A contractor’s license, including CBC, RBC, and HIC designations, we deliver code-compliant construction across Fredericksburg and Northern Virginia — providing commercial and government renovations, residential homebuilding and remodeling, and insurance restoration services.

📞 Contact us today to schedule a consultation and get your project started the right way.

— Darlene Collins 

Office, Finance & Marketing Manager | Pre-Design Coordinator 

QualityWorks Construction, Family-Operated General Contractors, 30+ years

The information provided in this article is for general informational purposes only and does not constitute legal, structural, financial, or professional advice. Each construction project is unique; regulations and requirements may vary by location or situation. For permits, legal compliance, or personalized guidance, please consult with a licensed general contractor or relevant authority. Content reflects the author’s opinion and does not create a client or contractual relationship.