Pennsylvania Contractor License Search

Who Is a Contractor in Pennsylvania?

Contractors in Pennsylvania are individuals who undertake or agree to provide services to interested parties in exchange for compensation. Pennsylvania contractors are primarily licensed and regulated by individual cities or counties at the municipal level. However, contractors providing home improvement services worth more than $5,000 yearly must register with the state's Attorney General's Office. Crane operators, manufactured housing installers, and asbestos and lead removal contractors may also have to comply with state-level licensing and certification requirements before offering their services.

There are three mainly three categories to classify contractors in Pennsylvania:

• General Contractors: These contractors mainly oversee and manage construction and home improvement projects on behalf of the project owner but may also undertake building and construction tasks that do not require specialized skills and trade licensing (like electrical and plumbing work). Many Pennsylvania contractors specialize in r residential, commercial, or industrial contracting (note that residential contractors who perform home improvement services worth more than $5,000 per year must complete a state-mandated registration process). As mentioned earlier, the licensing and regulation of these contractors are handled at the municipal level. For example, contractors in Philadelphia must be licensed by the city's Department of Licenses and Inspections; requirements for this licensing include providing proof of compliance with local tax regulations and completing mandatory safety training courses. Likewise, a general contractor requires a license issued by the Pittsburgh Department of Permits, Licenses, and Inspections for any work that involves constructing, renovating, or altering buildings and structures in Pittsburgh.
• Specialty Contractors: These contractors provide particular construction and home improvement services that require specialized skills and competence. Common examples of specialty contractors include electricians, plumbers, carpenters, roofers, painters, floorers, door and window contractors, and masons. While many of these contractors only need a general contractor's license to operate, electricians, plumbers, and HVAC contractors typically require a trade license (also issued by the same licensing authority).
• Subcontractors: Subcontractors are specialty contractors hired by a general contractor to perform a specific task within a larger project. As such, subcontractors usually have minimal interaction with project owners.

How to Search for a Contractor's License in Pennsylvania

Contractor licensing and regulation in Pennsylvania is handled at the municipal level by individual city or county agencies. However, home improvement contractors who provide services worth $5,000 or more per year must register with the Pennsylvania Attorney General's Office.

You can use the Uhire Professional License Search tool to check your prospective contractor's license status and confirm that they hold the appropriate license for your required services. This convenient tool allows you to search for contractor licenses based on parameters like the contractor's name, license number, and location.

Alternatively, you can contact your local building department to confirm if your intended contractor has complied with your municipality's regulatory requirements. If hiring for a home improvement project, you can check if the contractor has registered with the state's Attorney General's Office via its Home Improvement Contractor Search portal.

Penalty for Hiring a Contractor Without a License in Pennsylvania

Even though there are no statutory penalties for hiring an unlicensed contractor in Pennsylvania, doing this can have several negative implications:

• You risk hiring someone lacking the necessary experience and expertise when you hire an unlicensed contractor. This inevitably results in substandard service delivery and potential safety hazards, ultimately compromising the quality and success of your project;
• Unlicensed contractors typically lack adequate insurance and bond coverage. Hiring these contractors means that you will be held liable for any losses caused by project-related accidents, injuries, and property damage or the contractor's failure to fulfill the terms of your agreement;
• Unlicensed contractors cannot obtain the necessary permits for your project and are also prone to disregarding building and construction standards and regulations, ultimately leading to code violations, sanctions, and a possible decrease in your property value.

While Pennsylvania does not explicitly impose penalties for hiring unlicensed contractors, unlicensed contracting is generally considered unlawful across the state; municipal authorities determine the penalties for this violation. For instance, contracting without a license in Philadelphia is a Class II offense, punishable by a fine of up to $1,000 per violation. Similarly, providing home improvement across Pennsylvania without appropriate registration with the state's Attorney General's Office is subject to legal action, including civil penalties of $1,000 or more.

How Much Does a Contractor Charge in Pennsylvania?

The cost of hiring specialty contractors in Pennsylvania usually ranges from $50 - $100 per hour on average. However, total fees are determined by factors like the nature and scope of your required services and the labor intensity of the job.

The table presented below lists the average hourly rates for hiring different specialty/subcontractors in Pennsylvania (note that actual costs may vary based on factors like your location and the contractor's level of experience and local reputation):

Electricians

$65 - $110

Plumbers

$65 - $110

HVACR Technicians

$60 - $105

Carpenters

$55 - $80

Painters

$40 - $100

Roofers

$60 - $95

Flooring Contractors

$55 - $90

Masons

$60 - $90

Landscapers

$50 - $100

Architects

$80 - $200

Interior Designers

$70 - $160

Excavation Contractors

$65 - $150

Concrete Contractors

$60 - $90

Handymen

$45 - $80

Appliance Repair Technicians

$45 - $90

Exterminators

$50 - $100

Cleaning Services

$50 - $95

Movers

$50 - $130

A typical construction or home improvement project in Pennsylvania will need the involvement of about two or more specialty contractors and several laborers and material suppliers; supervising all these parties can be a time-consuming and stressful ordeal. However, you can get a general contractor to take on these responsibilities and coordinate the day-to-day activities of your project. General contractors in Pennsylvania typically charge a percentage of the project's total cost instead of hourly fees; this percentage typically ranges from 10 – 20 percent. Nonetheless, actual costs are usually calculated using one of the following approaches:

• Fixed Bid/Lump Sum Pricing: with this pricing method, the contractor presents a fixed price that covers the project's total labor and material costs and the contractor's fees (which includes a markup to cover unexpected expenses during the project's execution).
• Time and Materials/Cost-Plus Pricing: with this pricing method, the contractor charges for the materials and labor provided for the project, plus a pre-agreed fee for their services. While this pricing method is usually preferred for projects without a specific timeline, setting a maximum price cap is advisable to ensure that your budget is not exceeded.

The typical cost range for construction and home improvement projects in Pennsylvania ranges from $120 - $285 per square foot. Note that actual costs will be determined by factors like:

• The scope of the project,
• Your location,
• The experience and local reputation of the contractors involved,
• Contractor fees,
• Labor and material cost,
• Accessibility to the project site and site conditions,
• Permit fees and other miscellaneous expenses.

Tips for Hiring a Contractor in Pennsylvania

Building and construction projects can be pretty expensive – home renovations and repairs alone are estimated to cost Americans about $500 billion yearly. As such, ensuring that the contractors you hire for these projects have the necessary skills and experience to do a satisfactory job is imperative. Here are a few tips to help you select competent and reliable contractors in Pennsylvania:

• Determine the project's scope and required contractors
• Get detailed cost estimates from at least three contractors and compare them
• Make sure that your preferred contractors are properly licensed and registered. You should also contact your local building department to find out if your contractor has complied with relevant regulatory requirements
• Request references (preferably local ones) and check them
• Confirm the contractor's insurance and bond coverage
• Insist on a written contract that clearly states the scope of work, a starting date, an estimated completion date, the project's total cost, and a payment schedule. Note that written contracts are mandatory for home improvement projects worth more than $5,000.
• Review the contract carefully before signing, and keep a copy. Do this for any documents you need to sign.
• Never pay the total cost of your project upfront. Per state law, contractors who wish to undertake home improvement projects worth more than $5,000 cannot request or receive down payments that exceed one-third of the project's total cost.
• Make sure that the project is complete to your satisfaction before signing off on it and making final payments.

Is Your Contractor Insured and Bonded as Required by Pennsylvania Statutes?

Insurance and bond requirements for contractors in Pennsylvania are determined locally by respective municipal licensing authorities; as such, they vary by contractor license type and location. For example, contractors in Philadelphia must carry general liability insurance of at least $500,000 per occurrence, automobile liability insurance of at least $300,000, and workers' compensation insurance of at least $100,000 per accident, $100,000 per employee, and a $500,000 policy limit. Similarly, contractors who wish to operate in Pittsburgh must submit proof of general liability and workers' compensation insurance to the city's Department of Permits, Licenses, and Inspections (minimum coverage limits are determined by the agency at the time of licensing).

By hiring adequately insured and bonded contractors, you can protect yourself from liabilities if any unexpected mishaps, property damage, or work-related injuries occur during your project. Although "insured" and "bonded" are often used interchangeably, they differ. Insurance covers costs associated with accidents, injuries, and similar work incidents, while bonds protect you from financial losses if the contractor reneges on the terms of your contract.

Thus, ask prospective contractors for copies of their insurance and bond certificates and validate them before committing to the contractor. You should also confirm that your preferred contractor's coverage limits will suit your project's scope. Contact your local building department for information on the specific insurance and bond requirements for contractors in your area.

Top Home Improvement Scams in Pennsylvania

Home improvement scams are common across Pennsylvania and are usually one of the top complaint categories among consumers statewide every year – 12 percent of the consumer complaints filed with the Pennsylvania Attorney General's Office in 2022 were home improvement-related. Some schemes and tactics that dishonest contractors use to con Pennsylvanians looking to renovate, repair, or improve their homes and property include:

• Going door-to-door offering free or discounted home repairs and then suddenly discovering bigger, more expensive problems that need urgent fixing
• Asking for full payment upfront or a sizeable down payment and then disappearing without doing the job or providing subpar services
• Lying about their license, registration, bond, or insurance status
• Downplaying the need for written contracts
• Pressurizing homeowners into making on-the-spot decisions

There is always the risk of running into fraudulent contractors when planning home improvement projects. However, you can reduce the chance of falling victim to these scammers and also ensure that your project is satisfactorily executed by taking the following precautions:

• Avoid door-to-door contractors.
• Get and compare at least two or three estimates for the project.
• Always hire appropriately licensed and registered contractors.
• Always check references.
• Insist on a written contract and review it thoroughly before signing.
• Never pay for the project in full up front and keep down payments to a maximum of one-third of the project's total cost. Let subsequent payments correspond with the project's progress.
• Do not sign a certificate of completion until the work has been completed satisfactorily and per the terms of your contract.