San Diego Outdoor Living Contractor Paperwork (2025): Licenses, Insurance & Financial Health You Must Verify

Updated November 2025 – San Diego County

Most contractor websites sound the same: “licensed, insured, experienced.” But when you actually ask for proof, the story changes — quickly.

In San Diego, we routinely see outdoor living bids from companies with minimal or unclear workers’ comp, vague liability coverage, unlicensed subs, no E&O protection, weak jobsite safety, and shaky financial footing. On paper, their price looks great. In reality, you could be one accident or dispute away from a very expensive lesson.

This guide shows you the contractor paperwork you should verify before you sign: licenses, insurance, subs, financial health, and more — plus how INSTALL-IT-DIRECT is structured to check every box, not just talk about it.

Use this with our Due Diligence Checklist, Compare Bids, Mistakes Guide, and Cost vs. Value to protect your home and money.

TL;DR — The 7 Documents You Must See

What IID Sends by Default

When homeowners ask us for documentation, here’s what we’re prepared to send — usually in a single email:

• Our CSLB license number and classifications.
• Current general liability and workers’ comp certificates.
• Confirmation that subs are licensed and insured for their trades.
• High-level overview of our financial and operational structure (how we schedule, buy materials, and pay crews).
• A quick summary of our hiring standards, background checks, and jobsite safety program.

1. CSLB License — The Starting Point (Not the Finish Line)

At minimum, your contractor must hold an active California CSLB license in good standing for the work you’re hiring them to do.

• Classifications to look for: C-27 (landscape), D-06 (concrete-related), D-12 (synthetic products/turf), and any relevant specialty licenses.
• Check status: active, no recent suspensions, no major unresolved complaints.
• Match names: company name on the license should match contracts, proposals, and insurance documents.

2. General Liability Insurance — Protecting Your Home

General liability insurance covers accidental property damage or bodily injury caused by the contractor’s operations. If something goes wrong on site, this is the policy you want in place.

• Ask for a Certificate of Insurance (COI) with current dates.
• Check the limits (e.g., $1M/$2M aggregate or higher).
• Confirm the carrier is a reputable company, not an obscure surplus line.
• Verify the insured name matches the CSLB license and contract.

3. Workers’ Compensation — Protecting You From Liability

Workers’ compensation insurance covers employees if they’re injured on your job. Without it, an injured worker can come after you and your homeowner’s policy.

• Ask for a workers’ comp certificate showing current coverage.
• Confirm the policy covers the trades and activities being performed.
• Beware of “we’re exempt” — that often does not match reality on site.

In our Contractor Due Diligence Checklist, this is one of the biggest make-or-break items. No workers’ comp means you’re taking on risk that should never land on a homeowner.

4. Subcontractors & E&O — Who’s Really Doing the Work?

Even strong contractors use subs for specialized trades like electrical, gas, grading, and concrete. The key question isn’t “do you use subs?” — it’s “how do you vet and document your subs?”

• Sub licenses: each trade must hold the proper CSLB classification for their scope.
• Sub insurance: liability and workers’ comp policies should be active and verifiable.
• Flow-down: your contractor should be able to show you sub COIs and license numbers upon request.
• Professional E&O: for design-heavy projects, ask whether they carry errors & omissions coverage to protect against planning mistakes.

5. Financial Health — Will Your Contractor Still Be There?

Many outdoor living companies look busy on the surface but are fragile behind the scenes. When cash runs tight, crews get pulled, quality drops, and projects stall. In worst cases, companies disappear mid-job.

You can’t see a balance sheet, but you can look for indicators:

• Years in business: how long have they operated under the same name in San Diego?
• Project volume: do they have a long track record of completed work, or are they relatively new?
• Review history: hundreds or thousands of reviews across multiple platforms versus a handful.
• Deposit behavior: are they pushing for large upfront payments not tied to clear milestones?
• Transparency: can they explain, in simple terms, how they schedule, purchase materials, and pay crews?

6. People & Safety — Who’s On Your Property?

You’re not just hiring a company; you’re inviting crews into your home and yard for weeks. It’s fair — and smart — to ask how they handle people and safety.

• Hiring standards: do they run background checks on employees?
• Jobsite safety: is there a written safety program and daily expectations for crews?
• Supervision: is there a dedicated PM responsible for the site, or do crews work unsupervised?
• Documentation: are issues logged with photos and notes, or handled casually?

A professional safety and documentation culture protects you, your property, and the crews doing the work — and is a clear sign you’re dealing with an actual organization, not just a crew.

Email Script — Ask Every Contractor for Proof

Feel free to copy/paste and send this to any contractor you’re considering (including us):

How contractors respond to this email tells you almost everything you need to know about what’s under the hood.

FAQs — Contractor Paperwork & Protection

Is a CSLB license alone enough?

No. A license is the starting point, not the finish line. You still need to verify insurance, subs, financial health, and how the company runs projects day-to-day.

Do all contractors carry workers’ comp and liability?

They’re required to, but many do not carry adequate coverage for the work they actually perform. That’s why it’s important to ask for current certificates and read them.

Is it rude to ask for all this paperwork?

No. Professional contractors expect it. If someone becomes defensive or evasive when you ask, that tells you more than any brochure ever will.

What if I already signed with someone and now I’m worried?

You can still ask for documentation and, if needed, pause the project before more money is at risk. In some cases, it may be better to regroup and bring in a company with the right structure and protection in place.

Can INSTALL-IT-DIRECT help me review another contractor’s paperwork?

Yes. We’re happy to take a quick look at what you’ve received and point out any gaps or red flags so you can make a fully informed decision before moving forward.

This article is for educational purposes and is not a substitute for legal or insurance advice. Always consult appropriate professionals if you have specific questions about coverage, liability, or contract language.