Frequently Asked Questions

Yes. Liebco LLC holds Washington State Contractor License LIEBCLL846N3, issued by the WA Department of Labor & Industries (L&I). The license is active and in good standing. You can verify it in about 30 seconds at secure.lni.wa.gov/verify — search by license number or company name. We encourage every homeowner to verify before hiring any contractor.

Go to secure.lni.wa.gov/verify and search by contractor name or license number. The L&I lookup shows license status (active/expired/suspended), bond amount, insurance coverage, and any complaints or violations on record. For Liebco LLC, search license number LIEBCLL846N3. This takes less than a minute and is the single most important step before signing any contract.

Liebco LLC carries $1,000,000 in general liability insurance through Lloyd's of London. General liability insurance covers property damage and bodily injury that occurs during your project. If a worker damages your flooring, breaks a window, or is injured on your property, this policy responds. We can provide a certificate of insurance (COI) naming you as an additional insured upon request — this is standard practice for any legitimate contractor.

A surety bond is a financial guarantee issued by an insurance company (in our case, Wesco Insurance) that protects homeowners if a contractor fails to complete work, abandons a project, or causes financial harm. Washington State requires all licensed contractors to maintain a surety bond — currently $12,000 for residential contractors. If a contractor walks off your job or refuses to fix defective work, you can file a claim against the bond. It's a financial backstop, not a substitute for a good contract, but it matters.

BuildZoom is an independent contractor rating platform that aggregates data from state licensing boards, permit records, and verified customer reviews. Scores range from 0 to 110+. A score of 101 places Liebco LLC in the top 12% of all licensed contractors in Washington State. The score reflects an active license history, consistent permit-pulling activity (a sign of doing work above-board), and positive customer feedback. It's a useful third-party signal, though you should always verify the license directly with L&I.

Washington State law (RCW 18.27) requires contractors to be licensed for any work valued over $500. Hiring an unlicensed contractor creates serious risks: (1) your homeowner's insurance may deny claims for damage caused by unlicensed work, (2) you are personally liable for injuries to unlicensed workers on your property, (3) you have no recourse through L&I if work is defective or abandoned, and (4) unpermitted work done by unlicensed contractors can create title and disclosure problems when you sell your home. The cost difference rarely justifies these risks.

Yes. The L&I license lookup at secure.lni.wa.gov/verify shows any complaints, violations, or enforcement actions on record. You can also check the Better Business Bureau (bbb.org) and Google reviews. Liebco LLC has a 5.0 Google rating with no unresolved complaints on record.

Washington State has unique workers' compensation rules. Most small contractors in WA are covered through the state's L&I workers' comp system rather than a private policy. If you want to confirm coverage specifics for your project, ask David directly — he can clarify how workers on your job are covered and provide documentation if needed.

Call (425) 591-4384 or fill out the contact form on this site. David will schedule a free on-site visit to assess the scope of work. Most written estimates are delivered within 3–5 business days of the site visit. We don't do ballpark estimates over the phone for complex projects — the site visit is necessary to give you an accurate number.

Yes. Initial estimates are free for all residential projects within our service area. There is no obligation to proceed after receiving an estimate.

Estimates are itemized by scope of work — materials, labor, and subcontractor costs are broken out separately. You'll see line items for demolition, framing, tile, fixtures, painting, and any other components. This level of detail lets you make informed decisions about scope adjustments and compare bids accurately. A vague lump-sum estimate from any contractor is a red flag.

For projects over $10,000, getting 2–3 bids is reasonable. The lowest bid is not always the best choice — compare the scope of work carefully, not just the total number. A bid that's 30% lower than others is usually missing something: cheaper materials, unlicensed subcontractors, or work that will be added back as change orders later. Ask each bidder to walk you through their estimate line by line.

Watch for: (1) a lump-sum estimate with no line-item detail, (2) a request for more than 50% upfront (illegal in WA State), (3) no written contract offered, (4) pressure to sign immediately, (5) no license number on the estimate, (6) a price dramatically lower than other bids without explanation, (7) cash-only payment with no paper trail, and (8) no physical address or verifiable business history. Any one of these is a reason to pause.

The more specific you can be, the more accurate the estimate. Useful preparation: (1) a rough description of the scope (e.g., 'gut and rebuild a 60 sq ft bathroom'), (2) any inspiration photos or material preferences, (3) knowledge of your budget range, (4) access to the space being remodeled, and (5) any known issues (water damage, old plumbing, etc.). You don't need to have everything figured out — that's what the site visit is for.

Liebco LLC is a construction contractor, not a design firm. David can advise on material choices, layout options, and what works well in Pacific Northwest conditions based on years of experience. For complex design decisions, we recommend working with a kitchen/bath designer before finalizing the scope — this prevents costly changes mid-project.

Our contracts include: (1) detailed scope of work with material specifications, (2) itemized payment schedule tied to project milestones, (3) project start and estimated completion dates, (4) change order process and authorization requirements, (5) 1-year workmanship warranty terms, (6) lien waiver provisions, and (7) dispute resolution process. You'll have a clear written record of everything agreed upon before work begins.

At minimum, a residential contractor contract in Washington State should include: contractor's name, address, and license number; detailed description of the work to be performed; materials to be used (brand, model, grade); total contract price; payment schedule; start and completion dates; change order process; warranty terms; and the homeowner's right to cancel within 3 business days (required by WA law for contracts signed at your home). If a contractor hands you a one-page agreement without these elements, ask for a more complete contract.

Washington State law (RCW 18.27.114) prohibits contractors from requiring a deposit exceeding 50% of the total contract price before work begins. Liebco LLC typically requires 30–40% to start, with progress payments at defined milestones and final payment upon completion. Never pay more than 50% upfront to any contractor — it's illegal and removes your financial leverage if problems arise.

We accept check, bank transfer (ACH), and cash. We do not accept credit cards at this time. We recommend homeowners avoid paying large sums in cash without a written receipt — paper trails protect both parties.

A change order is a written amendment to the original contract that documents any change in scope, materials, or cost. Change orders are required any time the work deviates from what was originally agreed — whether that's adding a scope item, substituting a material, or addressing an unexpected condition. At Liebco LLC, no additional work is performed without a signed change order. Verbal agreements for scope changes are not enforceable and create disputes.

Liebco LLC provides a 1-year workmanship warranty on all labor. This means if any work we performed fails or is defective within one year of completion, we return and fix it at no charge. Material warranties (appliances, windows, fixtures) are passed through from manufacturers and vary by product. We document all manufacturer warranty information at project closeout.

A mechanic's lien is a legal claim that a contractor, subcontractor, or material supplier can file against your property if they are not paid. Even if you paid your general contractor in full, unpaid subcontractors or suppliers can lien your property. Protect yourself by: (1) requiring lien waivers from the GC and major subcontractors at each payment milestone, and (2) verifying that your GC is paying their subs. Liebco LLC provides lien waivers upon request at each payment stage.

The contract price is fixed unless a change order is signed. The only legitimate reasons for cost increases are: (1) homeowner-requested scope additions, (2) unforeseen conditions discovered during work (e.g., rot behind walls, outdated wiring that must be brought to code), or (3) material price changes for long-lead items. In all cases, Liebco LLC provides a written change order with the additional cost before proceeding. We do not present surprise invoices at the end of a project.

Most remodeling projects follow this sequence: (1) initial consultation and site visit, (2) written estimate and scope review, (3) contract signing and deposit, (4) material ordering and scheduling, (5) demolition and rough work (framing, plumbing, electrical rough-in), (6) inspections if permits are required, (7) insulation and drywall, (8) finish work (tile, cabinets, fixtures, paint, trim), (9) final inspection and punch list, (10) final walkthrough and payment. The sequence varies by project type, but this framework applies to most kitchen, bathroom, and basement remodels.

A standard kitchen remodel — cabinet swap, countertops, tile backsplash, new fixtures — takes 3–6 weeks once materials are on-site. The lead time before work begins depends on cabinet and countertop orders: stock cabinets are available immediately, semi-custom takes 2–4 weeks, and custom cabinets can take 6–10 weeks. We'll give you a realistic timeline at the estimate stage so you can plan accordingly.

Most bathroom remodels take 2–4 weeks of active construction. A tile shower requires 24–48 hours of cure time between layers (waterproofing membrane, mortar bed, tile, grout), which affects scheduling. A full gut-and-rebuild with a custom tile shower typically runs 3–4 weeks. A simpler refresh — new vanity, toilet, flooring, and paint — can be done in 1–2 weeks.

Basement finishing typically takes 4–8 weeks depending on square footage and complexity. A straightforward finish — framing, insulation, drywall, LVP flooring, recessed lighting, and paint — runs 4–6 weeks. Adding a bathroom requires plumbing rough-in and inspections, which adds 1–2 weeks. Adding a wet bar or second egress window adds additional time. We'll give you a project-specific timeline at the estimate.

Yes. We pull permits for all work that requires them under local building codes: structural modifications, electrical panel work, plumbing rough-in, additions, egress window installation, and most basement finishes. Permit timelines vary by jurisdiction — Kenmore and Bothell typically process residential permits in 2–4 weeks; Seattle can take longer. We factor permit lead times into the project schedule. Unpermitted work creates real problems at resale and can void your homeowner's insurance coverage for that work.

For kitchen and bathroom remodels, most homeowners stay in the home. We seal off work areas with plastic sheeting, use HEPA vacuums to control dust, and restore access to essential functions (at least one working bathroom, kitchen access) at the end of each workday when possible. For whole-home remodels or projects involving significant demolition, temporary relocation for 1–2 weeks may be more comfortable. We'll discuss this honestly at the planning stage.

Unexpected conditions — rot behind shower walls, knob-and-tube wiring, asbestos-containing materials, mold — are discovered in a meaningful percentage of remodels in older Eastside homes. Our process: (1) stop work in the affected area, (2) photograph and document the condition, (3) call you immediately to explain what was found, (4) provide a written change order with the additional scope and cost, and (5) wait for your written approval before proceeding. We never do additional work without your consent.

David is your single point of contact throughout the project. He is on-site daily and reachable by phone or text. We provide a project schedule at the start and communicate proactively when that schedule changes. You won't be chasing down a project manager who's juggling 20 jobs — David runs a focused operation and is personally accountable for every project.

Before final payment, we conduct a walkthrough with you to review all completed work against the contract scope. Any items that don't meet the agreed standard — a grout line that's off, a door that doesn't hang right, a paint touch-up needed — go on a punch list and are completed before we close out the project. Final payment is due after the punch list is complete and you're satisfied with the work.

A full kitchen remodel typically includes: demolition of existing cabinets and countertops, cabinet installation (new or refaced), countertop fabrication and installation (quartz, granite, laminate, or butcher block), tile backsplash, sink and faucet replacement, flooring (LVP, tile, or hardwood), lighting updates, and painting. Appliance installation is included if you supply the appliances. Plumbing and electrical work beyond simple fixture swaps may involve licensed subcontractors.

A bathroom refresh replaces surface-level elements without moving plumbing or walls: new vanity, toilet, flooring, mirror, light fixture, and paint. This typically costs $5,000–$15,000 and takes 1–2 weeks. A full remodel involves moving or reconfiguring plumbing, building a new tile shower, replacing the tub, and potentially reconfiguring the layout. This typically costs $15,000–$40,000+ and takes 3–5 weeks. The right choice depends on the condition of your existing plumbing and what you're trying to achieve.

Composite decking (Trex, TimberTech, Fiberon) costs more upfront than pressure-treated wood but requires virtually no maintenance — no staining, sealing, or sanding. In the Pacific Northwest, where decks are exposed to constant moisture, UV, and temperature cycles, composite typically pays back the premium within 5–7 years in avoided maintenance costs. Wood decks require annual or biannual staining/sealing to prevent rot and warping. For most Eastside homeowners, composite is the right long-term choice.

Most new decks and significant deck replacements require a building permit in Kenmore, Bothell, Kirkland, and other Eastside jurisdictions. Permit requirements typically apply when the deck is attached to the house (ledger-mounted), elevated more than 30 inches above grade, or exceeds a certain square footage. We handle permit applications and inspections as part of the project scope. Building a deck without a permit creates problems at resale and can result in a required tear-down.

Signs that replacement is warranted: (1) visible condensation between panes (seal failure — the insulating gas has escaped), (2) drafts you can feel around the frame, (3) difficulty opening or closing, (4) visible rot or damage to the frame, or (5) single-pane glass in a home built before 1990. Repair makes sense for minor issues: broken hardware, failed weatherstripping, or a single cracked pane. If multiple windows show seal failure, replacement is almost always more cost-effective than repairing each one.

A basement finish in WA typically requires: framing interior walls (with a moisture barrier against concrete), insulation (rigid foam or batt), drywall, electrical (outlets, lighting, smoke/CO detectors), and flooring. If you're adding a bedroom, an egress window is required by code. Bathrooms require plumbing rough-in. Most basement finishes require a building permit and inspections at the framing and rough-in stages. We handle the full scope and permit process.

Ask: (1) What is your WA contractor license number, and can I verify it? (2) Do you carry general liability insurance — can you provide a COI? (3) Who will be on my job site daily — you or a crew? (4) Do you use subcontractors, and are they licensed? (5) Can you provide references from recent similar projects? (6) What does your contract look like — can I see a sample? (7) How do you handle change orders? (8) What is your payment schedule? (9) Will you pull permits for this work? (10) What is your warranty? A contractor who hesitates on any of these questions is a red flag.

When calling references, ask: (1) Was the project completed on time and on budget? (2) How did the contractor handle unexpected issues? (3) Was communication clear throughout? (4) Was the jobsite kept clean? (5) Were there any disputes, and how were they resolved? (6) Would you hire them again? Also check Google, Yelp, and the BBB for patterns — a single bad review is less meaningful than a pattern of similar complaints.

A general contractor (GC) manages the overall project, holds the contract with you, pulls permits, and coordinates all trades. Subcontractors (electricians, plumbers, tile setters) are hired by the GC to perform specialized work. You should have a contract with the GC only — not separate contracts with each sub. The GC is responsible for the quality and completion of all work, including work done by their subs. Ask your GC which trades they self-perform and which they subcontract.

Cash payments aren't inherently problematic, but insisting on cash-only with no paper trail is a red flag. It may indicate the contractor is avoiding taxes, not paying their subs, or trying to avoid accountability. Always get a receipt for cash payments and a written contract regardless of payment method. Legitimate contractors are comfortable with checks or bank transfers that create a paper trail.

A contractor who suggests skipping permits to 'save time and money' is taking a risk at your expense. Unpermitted work: (1) may not meet code and could be unsafe, (2) must be disclosed when you sell your home and can reduce its value or kill a sale, (3) may void your homeowner's insurance for that work, and (4) can result in a required tear-down and redo at your cost. The permit fee is a small fraction of project cost. Any contractor who pressures you to skip permits is not acting in your interest.

Start with a written communication (email or letter) documenting the specific issue and your requested resolution. If the contractor is unresponsive, Washington State L&I has a contractor complaint process at lni.wa.gov — this is one of the key reasons to hire a licensed contractor. You can also file a claim against the contractor's surety bond. For larger disputes, a construction attorney can advise on your options. Small claims court handles disputes up to $10,000 in WA.

Not always, but a bid that's significantly lower than others (20–30%+) deserves scrutiny. Ask the low bidder to walk through their estimate line by line and explain the difference. Common reasons for low bids: (1) missing scope items that will become change orders, (2) cheaper materials than specified, (3) using unlicensed labor, (4) the contractor is desperate for work and may cut corners, or (5) they genuinely have lower overhead. The goal is value — the right quality at a fair price — not the lowest number.

The PNW climate — high annual rainfall, significant temperature swings, and persistent moisture — affects nearly every exterior and wet-area remodeling decision. Key implications: (1) exterior painting requires proper primer and moisture-tolerant paints; (2) deck materials should be composite or properly sealed wood; (3) bathroom waterproofing must be done correctly — moisture intrusion behind tile is the most common cause of expensive bathroom failures; (4) window flashing and sealing is critical; (5) basement moisture management (vapor barriers, proper drainage) is essential before finishing. These aren't optional — they're the difference between a 10-year project and a 30-year one.

Homes built in the 1980s–1990s in Kenmore, Bothell, Kirkland, and Redmond frequently have: (1) original single-pane or early double-pane windows with failed seals, (2) original bathrooms with fiberglass tub surrounds that are past their useful life, (3) original kitchen cabinets with particleboard construction that doesn't hold up well to PNW moisture, (4) aluminum wiring in some cases (a fire hazard that requires evaluation), (5) original HVAC systems near end of life, and (6) unfinished basements with moisture issues that need to be addressed before finishing. A thorough site assessment identifies these before the project starts.

Each jurisdiction has its own building department and permit process. Kenmore (King County jurisdiction) and Bothell (split between King and Snohomish counties) typically process residential permits in 2–4 weeks. Kirkland has its own building department and similar timelines. Seattle permits can take 4–8 weeks or longer for complex projects. We're familiar with the permit requirements and processes in all of our primary service areas and factor permit timelines into project scheduling.

ROI varies by project type and market conditions. In the Eastside market (Kenmore, Bothell, Kirkland, Redmond), kitchen and bathroom remodels typically return 60–80% of cost at resale, though the primary value is often in livability during ownership. Basement finishes add significant square footage value. Composite decks return well in the PNW market where outdoor living is valued. Window replacement improves energy efficiency and curb appeal. The best ROI projects are those that bring a home to market standard — fixing dated bathrooms, modernizing a 1990s kitchen — rather than over-improving beyond neighborhood norms.

Washington State requires sellers to disclose material facts about the property, including remodeling work. Permitted work with passing inspections is a positive disclosure — it demonstrates the work was done to code. Unpermitted work must be disclosed and can complicate or kill a sale. Buyers' inspectors are trained to spot unpermitted additions and modifications. The disclosure risk of unpermitted work is one of the most compelling reasons to pull permits — the cost of the permit is trivial compared to the risk at resale.

Liebco LLC primarily serves the Eastside of King and Snohomish counties: Kenmore, Bothell, Kirkland, Redmond, Woodinville, Mountlake Terrace, and North Seattle. Project history includes completed jobs in Redmond, Kirkland, Mountlake Terrace, Seattle, and Kenmore. We may consider projects outside this area on a case-by-case basis — call to discuss.

Yes. We've completed projects in North Seattle, Northgate, Lake City, and surrounding areas. Seattle has its own building department with somewhat longer permit timelines than Eastside jurisdictions, but we're familiar with the process and requirements.

Yes. Redmond is one of our primary project cities — we've completed kitchen, bathroom, and whole-home remodels there. Bellevue is within our service area as well. Both cities have active building departments we work with regularly.

Occasionally, for the right project. If you're in Snohomish, Everett, or further afield, call and describe the project — we'll let you know honestly whether it makes sense for both parties. We don't chase volume, so we're selective about projects outside our core area.