Most homeowners think they're hiring one contractor for their renovation. In reality, they're hiring a system — a general contractor (GC) who manages a network of subcontractors who perform the specialized trade work. Understanding how this works helps you make better decisions and have more realistic expectations.
What a General Contractor Actually Does
A licensed general contractor (B license in California) is legally authorized to undertake construction projects and coordinate all trades. On a kitchen or bath renovation, the GC typically:
Self-performs: Rough carpentry, framing, some finish carpentry (depending on the GC), demolition, general labor, project supervision, coordination, permits, and inspections.
Subcontracts to licensed trade contractors:
- C-10 Electrical contractor: All electrical rough-in, panel work, fixture installation
- C-36 Plumbing contractor: Rough-in plumbing, drain work, fixture installation
- C-20 HVAC contractor: Mechanical work, ductwork, equipment installation
- C-33 Painting contractor: Interior and exterior painting
- C-54 Tile contractor: Tile setting, grouting
- Other specialty trades as needed
California law requires that all trades on a permitted project be performed by appropriately licensed contractors or the GC's own employees. A GC who self-performs electrical work without a C-10 license is violating contractor law — a significant liability issue.
The GC's Value
Homeowners sometimes wonder: "Why not hire each trade directly?" It seems like it would save the GC's markup (typically 15–25% on subcontractor work).
Here's what the GC provides in exchange for that markup:
Project management: Scheduling subcontractors in the right sequence (demo → rough plumbing → rough electrical → inspections → insulation → drywall → finish work → fixtures) requires experience. Out-of-sequence work creates expensive rework.
Coordination: Kitchen renovation sequencing alone involves cabinets, countertops, plumbing rough-in, appliance delivery, tile, and electrical fixtures — all of which must coordinate around each other. Getting this wrong costs time and money.
Liability: The GC assumes contractual and legal responsibility for the project. If a sub does poor work, the GC is accountable to the homeowner.
Relationships: Good GCs have established relationships with reliable subcontractors who show up on schedule. The alternative — calling individual trade contractors from the internet — often results in unreliable scheduling.
One point of contact: Managing 5–8 separate trade contractors simultaneously is a part-time job for a homeowner. The GC is the single point of accountability.
What to Ask Your GC About Subcontractors
When interviewing general contractors, ask:
- Do you use your own employees or subcontractors for [specific trade]? (Know who's actually doing the work)
- Are your subs licensed for their trade? (Should be yes; you can verify at cslb.ca.gov)
- Are your subs workers' comp covered? (Ask for certificates of insurance)
- How long have you worked with your plumber/electrician/tile sub? (Long-term relationships = better coordination)
The Sub-Tier Lien Risk
Subcontractors and material suppliers have lien rights against your property even if they were hired by (and are owed money by) the GC, not you directly. If the GC doesn't pay the plumber and the plumber files a lien, you may need to pay the plumber to clear the lien even though you already paid the GC.
Protection: Request conditional lien waivers from the GC and major subs at each payment milestone. Your contract should include provisions for this.
We use long-term, licensed, and insured subcontractors on all Prestigious Construction projects. Contact us to discuss your renovation.
Related: How to Choose a General Contractor in Los Angeles · Reading a Construction Contract in California