The Pole Barn Builder Checklist

1. "Are you licensed and insured in my state?"

Why it matters: Unlicensed builders can't pull permits. If something goes wrong, you have no recourse. Ask for: license number, proof of general liability insurance ($1M minimum), workers' comp certificate.

2. "Can I see 3 completed projects similar to mine?"

Why it matters: A builder who's done 50 hay barns may not know how to build a barndominium to residential code. Ask for: photos, addresses (drive by if local), and owner references.

3. "What's included in your quote — and what's NOT?"

The shell-only trap: Get a line-item breakdown: foundation, framing, roofing, siding, insulation, electrical rough-in, plumbing rough-in, concrete flatwork, overhead doors, entry doors, windows, gutters, permits, engineering stamp.

4. "Who pulls the permits?"

If the builder says "you do," that's a yellow flag. Licensed builders pull their own permits. Ask: "Will you handle all permit applications and inspections?"

5. "What's your warranty — and what does it actually cover?"

Most pole barn warranties cover materials (manufacturer warranty) but NOT labor. Ask for: written warranty document, what's excluded, what voids it. (Builders: Manage your warranty claims efficiently with ShedSuite.)

6. "What's your realistic timeline — and what causes delays?"

Get it in writing. Ask: "What's the start date, estimated completion date, and what happens if you go over?" Weather clauses are normal. Open-ended timelines are not.

7. "How do you handle change orders?"

Change orders are the #1 source of budget blowouts. Ask: "What's your change order process? Is there a markup on changes? Do I approve in writing before work starts?"

8. "What's your payment schedule?"

Red flag: any builder who wants 50%+ upfront. Industry standard: 10–20% deposit, progress payments tied to milestones (foundation complete, framing complete, dried-in, final), 10% holdback until punch list is done.