The verification checklist
Before you sign anything, verify:
| Check | Where |
|---|---|
| Construction Contractor Registration active | L&I Verify |
| Bond (GC minimum $30,000; specialty contractor $15,000, effective 2024-07-01) | L&I Verify |
| General liability (minimum $200,000 public liability + $50,000 property damage, or $250,000 combined) | L&I Verify |
| Workers' comp current | L&I Verify |
| EPA RRP certification (required for work disturbing lead paint in pre-1978 housing) | EPA RRP firm locator |
| Prior Renton CED addition/alteration permits | CASSP portal |
A 30-minute exercise before the contract conversation starts.
Bond minimum increased in 2024. Washington raised the GC bond from $12,000 to $30,000 effective 2024-07-01 under HB 1534 — the first increase in 22 years (RCW 18.27.040). A contractor still showing the old $12,000 bond is out of compliance.
The site visit
Beyond the paperwork, visit one finished Renton remodel the GC built. Ask the owner:
- Did the project come in at the bid price? If not, what changed?
- Did it finish on schedule? If not, what slipped?
- How were change orders handled?
- Would you hire them again?
Owners are remarkably honest in person. Thirty minutes tells you more than five reference calls.
Why Renton permit history matters
GCs with several recent Renton CED addition/alteration permits already know the CASSP portal workflow, the local inspection sequence, and any Renton-specific submittal expectations (including Coal Mine Hazard geotech requirements if relevant to your neighborhood).
Go deeper
Optional reading. Skip if you only need the headline.
›WA contractor licensing — bond and insurance verification (WA, 2024 changes)What changed in the July 2024 bond increase, what each L&I field means, and how to spot a contractor whose record hasn't caught up.
What changed in 2024
Effective July 1, 2024, Washington raised the surety bond minimums for registered contractors under RCW 18.27.040 — the first increase since 2002:
| Registration type | Old bond | New bond |
|---|---|---|
| General contractor | $12,000 | $30,000 |
| Specialty contractor | $6,000 | $15,000 |
Liability insurance minimums ($200,000 public liability + $50,000 property damage, or $250,000 combined single limit) and the workers' comp requirement did not change.
What each L&I Verify field means
When you pull the contractor's record on L&I Verify:
- Bond status — "Active" is what you need. "Inactive," "Cancelled," or "Suspended" means the registration isn't in good standing.
- Bond amount — should show $30,000 for a general contractor or $15,000 for a specialty. A general contractor still showing $12,000 is on the pre-2024 minimum.
- Bond effective date — on or after 2024-07-01. An older effective date paired with a $12,000 amount means the contractor hasn't updated their bond.
- UBI number — matches the entity name on the contract. The contract counterparty has to be the registered entity, not a DBA.
- Workers' comp account in good standing — a lapsed account means the contractor's crew may not be covered.
- No active complaints or infractions — click through to read what any dispute was about.
Administrative lag vs. real gap
If the L&I lookup shows a bond below $30,000, two things it usually means:
- Administrative lag. The contractor renewed the bond and the surety company hasn't sent the update to L&I yet. Ask for a copy of the current bond rider showing $30,000 effective on or after 2024-07-01. If they send it within a day, the lookup will catch up.
- Bond not yet updated. The fix is straightforward (the surety files a rider) but until it's filed, the registration is technically out of compliance.
What the bond actually does
The bond is a small fund the state can pay out of if a court orders compensation to a homeowner or sub. At $30,000, it covers a modest fraction of a typical claim on a $400K+ project. What the bond really does is gate access to L&I registration — the bond's existence is the screening signal, not just the dollar amount.
Sources for this section
- RCW 18.27.040 — Bond or Other Security Required · retrieved April 30, 2026
- Chapter 18.27 RCW — Registration of Contractors · retrieved April 30, 2026
- Verify a Contractor, Tradesperson or Business — WA L&I · retrieved April 30, 2026
Where this information came from
- Verify a Contractor, Tradesperson or Business — WA L&I · retrieved April 30, 2026
- RCW 18.27.040 — Bond or Other Security Required · retrieved April 30, 2026
- Register as a Contractor — WA L&I · retrieved April 30, 2026