In New Jersey, a contractor who builds or remodels garages for homeowners must register with the Division of Consumer Affairs as a home improvement contractor. Check that registration, ask for proof of insurance and get a written contract. These checks apply to any builder you hire, including us.
Does a garage builder need a license in New Jersey?
New Jersey does not issue a general building license for home improvement work. Instead, contractors who do home improvements, which the Division of Consumer Affairs says includes garages, must register with the Division every year. Electrical work needs a licensed electrical contractor, and plumbing needs a licensed plumber. Builders of new homes register with the Department of Community Affairs instead.
How do I check a contractor's New Jersey registration?
To check a contractor's registration, look up the registration number on the Division of Consumer Affairs license verification search at njconsumeraffairs.gov. Home improvement registration numbers begin with 13VH. Registered contractors must show the number on their contracts, advertisements, business documents and vehicles. If a builder cannot give you a number, do not hire them.
What insurance should a garage builder carry?
A registered New Jersey home improvement contractor must carry commercial general liability insurance of at least $500,000 per occurrence, plus workers' compensation unless exempt. Ask for a copy of the certificate, then call the insurer to confirm the policy is active. State rules also call for that certificate to be attached to your contract.
How much deposit should a garage builder take?
We did not find a state cap on deposits for home improvement contracts in New Jersey, so the deposit is whatever the contract says. The state Attorney General's office notes it is customary not to pay for the entire project in advance. A fair deposit covers ordering materials, and later payments follow work that is done and inspected.
What should a garage contract include?
In New Jersey, home improvement contracts over $500, and any changes to them, must be in writing. The contract must include the contractor's legal name, business address and registration number, a copy of the insurance certificate, a description of the work, warranty terms if any, the total price and signatures. It must also include a notice of your right to cancel within three business days. Beyond the state list, look for who pulls the permit, whether the old garage removal is included, the slab spec, a start and finish window, and what each payment is tied to.
Should I hire a garage specialist or a general contractor?
A garage specialist knows slabs, framing, doors and permits for garages, and often handles the whole job. When the garage is one piece of a bigger job, such as a family room behind it or a unit upstairs with a kitchen and bath, a general contractor who runs all the trades can be the better fit. In both cases, find out which crew pours the slab, who wires it and who frames it, and get those companies' registration or license numbers too.
How many quotes should I get for a garage?
Two or three written quotes built on the same drawing are enough for most garages. Give every builder the same size, door count and slab spec, or the numbers will not line up. Beyond three, you spend more time chasing callbacks than learning anything new.
What are the red flags when hiring a garage builder?
These are the warning signs to watch for:
- No New Jersey registration number, or one that does not show up in the state search.
- No written contract, or no three-day cancellation notice in it.
- A price over the phone without seeing the lot.
- A large cash payment up front.
- An offer to skip the permit.
- No proof of insurance.
How do I find a good garage builder near me?
To find a good builder, ask neighbors who rebuilt a garage, read recent reviews for local jobs, and look for someone who asks about your lot, setbacks, frost depth and access before quoting. Ask for addresses of finished garages you can drive past. Pay attention to who brings up zoning on the first visit; that builder is thinking about your permit, not just the sale.
Do you give free estimates?
Yes. Call or text (917) 909-5756 to set up a visit, and we give you a written quote. We work in Newark, Irvington, East Orange, Bloomfield, Belleville, Nutley, Kearny, Harrison, Union, Elizabeth, Maplewood and West Orange.