Who’s Building This Deck—You or the Contractor?
You decide to upgrade your home with a brand new deck. Maybe it’s for backyard barbecues, maybe it’s to finally escape that rickety structure the previous owner called “outdoor living.” Either way, you do what most homeowners would do: hire a contractor. At least, you think you did.
Fast forward to a confusing conversation. The so-called contractor now tells you that you need to pull the permits. You need to coordinate the inspections. Essentially, you are the general contractor on this job.
Wait, huh?
If that sounds backward, well, it is. Though the average homeowner doesn’t moonlight as a project manager, some contractors try to pass the baton (along with all the responsibility and liability) to the very person paying for the work. You can probably imagine how that could land somebody who doesn’t know what they’re doing in a whole heap of trouble.
The "You're the General Contractor" Red Flag
Here’s the play-by-play: a homeowner agrees to hire someone for a home construction project. The contractor, instead of handling everything, tells the homeowner that they’ll need to act as the general contractor. In layman’s terms, this means you would need to pull all necessary building permits from your city or county, schedule inspections, hire and coordinate any subcontractors, and make sure everything meets code.
That’s not a minor ask. Depending on where you live, construction often requires building permits and sometimes even architectural drawings. You’ll likely need to follow local code guidelines, like those found on the Georgia Department of Community Affairs site. And if something goes wrong? Guess who’s on the hook?
When a contractor asks a homeowner to act as the general contractor, it may be an attempt to sidestep legal and professional obligations. Licensed contractors are typically expected to handle all permitting and oversight for their scope of work. If they don’t, or worse, if they can’t, it’s worth asking why. Are they unlicensed? Under insured? Avoiding liability?
While there are instances where homeowners take on general contractor roles in large-scale renovations, these are typically experienced individuals who know building codes inside and out. Most people who are just replacing something like a deck are probably not harboring secret construction degrees.
The Hidden Risks Aren’t Just Bureaucratic
Let’s say you decide to play along. You pull the permits, you manage the schedule, and you even chase down a new installer after the original one ghosts you. Then the inspector comes and fails the job with an embarrassing shake of his head. Now? You’ve gotta deal with corrections, re-inspections, and all the potential fines. Insurance companies may even refuse to cover work that wasn’t handled by a licensed professional. Worse, if a future buyer learns your construction project wasn’t properly permitted or inspected, it could torpedo your home sale.
Could it get worse? Yeah, it could. Imagine if somebody got hurt on your property because of your bad construction. That liability could come back to haunt you in court. Suddenly that project you were so excited about has turned into a legal and financial storm.
What Georgia Homeowners Can Do Instead
If you’re in Georgia and a contractor tells you that you need to act as the general contractor, hit pause. Ask them plainly: why aren’t you pulling the permits? If the answer is vague or they dodge the question, consider that a red flag. You can check licensing information through the Georgia Secretary of State's Licensing Division to see if they’re legally authorized to perform the work.
If you've already started down this road and feel unsure, contact your local building department for guidance. Cities like Atlanta or Gwinnett County have helpful online portals and staff that can answer permitting questions.
To report a shady contractor or file a complaint, contact the Georgia Department of Law's Consumer Protection Division which investigates contractor fraud and licensing violations.
Final Nails in the Construction Coffin
Home projects should come with a sense of accomplishment. They should never come with confusion, liability, and DIY nightmares you never signed up for. If someone you hire starts shifting major responsibilities your way, it’s not just inconvenient, it’s potentially illegal. Georgia law protects homeowners, but only if you know your rights.
So before you let anyone near your foundation with a power drill and a business card, ask the hard questions. Know who’s really in charge and make sure it isn’t you.
In the realm of home improvement, the only thing worse than a crooked railing is a crooked deal.