Hiring an outdoor living contractor in Broken Arrow is a significant investment — often $20,000 to $80,000 or more for a full build. Before you sign anything, ask these questions. The answers reveal a lot about a contractor’s professionalism, process, and whether they’re the right fit for your project.
10 Questions to Ask Before You Sign
1. Are you licensed and insured in Oklahoma?
Ask for proof of general liability insurance and any applicable contractor licensing. In Oklahoma, residential contractors doing certain work over specific dollar thresholds must hold a license through the Oklahoma Construction Industries Board. Verify insurance is current — not just claimed. An uninsured contractor working on your property creates personal liability exposure for you if someone is injured on site.
2. Who actually does the work — your crew or subcontractors?
Many contractors sell the project and then subcontract most or all of the work. This isn’t always bad, but it creates accountability gaps. When something goes wrong, you’re working through a general contractor who’s working through subs. Ask specifically: who pours the concrete, who builds the pergola, who does the masonry? And what’s the contractor’s direct oversight of subcontracted work?
3. Do you pull the permits for this project?
If the answer is “you can pull it yourself” or “we’ll skip the permit on this one” — walk away. Permitted work means inspections, which means accountability. Unpermitted structures create problems at sale and may not be covered by your homeowner’s insurance if something goes wrong.
4. What’s your warranty on materials and workmanship?
Get this in writing. A 1-year workmanship warranty is a minimum baseline; quality contractors offer longer. Understand what’s excluded — manufacturer defects on materials, acts of nature, owner modifications — and what the process is for submitting a warranty claim.
5. Can I see examples of your concrete and masonry work specifically?
Photos are better than nothing, but job site visits or referrals to completed projects you can physically visit are better. Look specifically at: control joint placement in concrete, stone/mortar joint quality, and how masonry transitions at grade.
6. How do you handle change orders?
Changes happen. The question is whether they’re handled with a written change order and updated pricing before the change is made, or verbally in the field with a price dispute at the end. Require written change orders for any modification to scope, materials, or price.
7. What does your payment schedule look like?
A standard schedule: deposit at signing (10–25%), payment at material delivery or project start, and final payment at project completion and your walk-through approval. Be cautious of contractors who ask for 50%+ upfront or who ask for full payment before completion.
8. What sub-base preparation do you do for concrete work?
Broken Arrow’s expansive clay soil is the enemy of concrete. A qualified contractor should describe: removing organic material, bringing in and compacting crushed aggregate base (4–6 inches minimum for patios), and placing vapor barrier where appropriate. Skipping this step is where budget concrete work fails.
9. How do you handle scheduling and communication during the project?
Who’s your point of contact during construction? How do they communicate — phone, text, app? What’s the expected schedule for your project and how are delays communicated? Contractors who go silent once the contract is signed are a red flag.
10. What happens if something isn’t right after completion?
Ask directly. Quality contractors will describe a walk-through process, a punch list, and a clear process for addressing any items that aren’t right. Contractors who get defensive at this question are telling you something.
VistaScapes Answers All of These
We pull permits, use our own crew for core work, provide written contracts with itemized pricing, and back our work with a clear warranty. Call 918-779-1317 and ask us anything on this list — we’ll answer directly and in writing.
