10 Questions Every Tile Sub Should Ask Before Signing With a General Contractor

By Giovanni T. • April 19, 2026 • general contractor subcontract GC relationships payment scope contracts

General contractor work is a double-edged sword for residential tile installers.

On one side, GC relationships are the fastest path to steady, predictable volume. A single good GC can fill 40–60% of your calendar with predictable bathroom remodels, kitchen backsplashes, and renovation tile work. No marketing required. No homeowner tire-kicking. You show up, install, get paid, move to the next job.

On the other side, GC relationships are where most tile contractors lose the most money. Payment 90 days late. Scope creep disguised as "that was always included." Schedule disruptions that cost you profitable direct-to-homeowner jobs. Liability disputes over work that wasn't yours. Contracts written entirely to protect the GC with no protection for you.

The difference between the profitable GC relationship and the disastrous one almost always comes down to what happens before you sign the subcontract. The questions you ask, the answers you verify, the red flags you walk away from.

These are the 10 questions I ask every new GC before signing any subcontract work. Some I learned from mentors. Most I learned the hard way, on jobs that ended badly enough that I vowed never again. Recognizing these patterns early is one of the common business mistakes that cost contractors money that doesn't get talked about enough.

Question 1: "What's your payment schedule, and how do payments flow?"

This is the most important question. Ask it first. Listen carefully to the answer.

The right answer sounds like: "Progress payments on 10-day intervals based on completed work. Deposit required from the homeowner before we start, and we pay subs within 15 days of our receiving progress payment from them."

The wrong answer sounds like: "We pay when we get paid," or "Net 60," or "After the homeowner signs off on the punch list."

GCs who pay "when they get paid" are using your cash to float their business. If the homeowner takes 90 days to release final payment, you wait 90 days. "Net 60" means you finance the GC for 60 days — on a $15,000 subcontract, that's $15,000 of your working capital tied up for two months.

What you want to see:

• Deposit collected from homeowner before work starts — GC has money in hand when you begin
• Progress payments tied to your completion milestones
• Payment within 15–30 days of invoice — never "net 60" or later

Red flags:

• "We pay when we get paid" (pay-when-paid clause — specifically risky)
• Payment contingent on homeowner satisfaction with the GC's entire project
• No deposit structure from homeowner before work starts
• Any answer that includes "we'll work it out"

Question 2: "Can I see a copy of your standard subcontract before I quote the job?"

Most new tile contractors quote first, then read the subcontract later. By that point they've emotionally committed and feel obligated to sign even if the contract is bad.

Reverse this. Ask for the subcontract template upfront, before you quote.

What to look for:

• Scope definition. Is your scope clearly defined, or does it say "all tile work as required by plans and specs"? Vague scope = scope creep.
• Change order process. Is there a written process? What's the approval requirement?
• Backcharge clauses. Can the GC charge you for cleanup, protection of adjacent work, or their general conditions?
• Retainage. Is the GC holding back a percentage (typically 10%) of each payment until final completion?
• Indemnification clauses. Are you agreeing to indemnify the GC for issues that aren't your responsibility?

The red flag everyone misses: Look for "time is of the essence" combined with liquidated damages clauses. This means if you're delayed — for any reason, including the GC's own delays — you can be charged daily damages. I've seen tile subs lose their entire profit because the GC delayed material delivery, then charged the sub for schedule delays. If you see this combination, strike the clause or walk away.

Question 3: "What's the scope of tile work, and what's specifically NOT included?"

Clarity on scope is where most GC relationships turn sour. The GC says "standard bathroom tile" at the bid meeting, then expects you to include waterproofing the tub deck, specialty thresholds, trim profiles — none of which you priced.

Get the scope in writing before you quote:

• Which rooms/zones get tile work
• Approximate square footage per zone
• Tile size and pattern (assumption if not yet selected)
• Substrate assumptions — is demo included? Subfloor prep?
• Waterproofing specification — who provides, who installs
• Transitions and trim (Schluter profiles, bullnose, metal trim)
• Punch list and final cleanup responsibility

A properly-quoted bathroom job already has all of this itemized — bring that structure to your subcontract scope. If the GC won't provide this in writing before you quote, walk away. The same rigor that belongs in your estimate belongs in the scope clearly defined in your estimate.

Equally important — spell out exclusions:

• Plumbing rough-in (unless licensed)
• Electrical work
• Framing and backing for niches and benches (unless agreed)
• Drywall repair beyond what's required for your tile surfaces
• Glass shower doors
• Protection of adjacent trades' work

Exclusions is a required section of every subcontract.

Question 4: "Who provides the tile, and what happens if it's late?"

Tile material delays are one of the biggest schedule killers on GC jobs. The homeowner picks the tile, the GC orders it, and then it shows up 3–4 weeks late. Meanwhile, you had your crew scheduled.

Clarify before signing:

• Who selects the tile, who orders it, who pays for it, who takes delivery?
• What's the lead time commitment from the supplier?
• What happens if the tile arrives late?

The protection you need in writing:

• You are not responsible for schedule delays caused by material unavailability
• You can invoice for standby time if crew was committed. Your calculated hourly rate is the basis for standby invoicing — negotiate this clause upfront, not after a 6-week delay
• Material verification is the GC's responsibility — if tile arrives damaged, short, or wrong, you don't start until it's resolved

Question 5: "What's the project schedule, and what's the penalty if it slides?"

Every GC will say their project is "on a tight schedule." What matters is what happens when the schedule slides and whose fault it was.

Scenarios to clarify:

• GC's schedule slides (framing takes longer, plumbing inspection delayed): Does your start date move, or are you expected to work around it?
• Another sub delays the project: Does this affect your payment or scope?
• Your schedule slides: What's the consequence?

What you want in writing:

• Schedule adjustments automatic for delays not caused by you
• Reasonable notice before scheduled start (5–7 days minimum)
• A "right of recovery" clause — if the GC causes delay costs, you can invoice for them
• Liquidated damages only for delays YOU cause — not GC-caused or uncontrollable delays

Question 6: "What's your change order process?"

This is where GCs extract value from subs without paying for it. Scope changes happen on almost every residential remodel. The question is whether they flow through a proper process or the GC just expects you to absorb them.

The right answer: All scope changes documented as written Change Orders before work begins, priced separately, signed by both parties — tied to your pricing at the agreed unit rates.

The wrong answer: "We handle it when we get there," or "just add it to the final invoice."

The field script: When the GC or homeowner asks for a change mid-job:

"Happy to do that. I'll write up a change order and send it over. The price is $X. As soon as that's signed, I'll get started on it."

If the GC pressures you to "just do it" without a signed change order, walk off the job before doing the work. Once you've done it, you have no leverage. A change order must be signed before the work or it doesn't get paid.

Question 7: "Who's responsible for protection of my completed work?"

You install beautiful tile on Monday. On Thursday, the drywall crew sprays texture all over your grout. On Friday, the electrician sets a ladder on your newly-grouted floor and cracks two tiles.

Who pays? The answer depends entirely on what's in the subcontract.

Clarify:

• Is protection of completed tile work your responsibility or the GC's? Industry standard: the GC's responsibility after you've completed your work.
• What constitutes "completed"? After grouting cures? After sealer?
• What's the repair process and who pays?

The protection you want:

• Written acknowledgment that protection is the GC's responsibility once you've left site
• Photo documentation on completion — take photos of every finished surface before leaving
• Repair at the GC's cost if another trade causes damage

I do photo documentation on every GC job now. Final walkthrough, I shoot every surface, every grout line, every edge. Dated photos on my phone. When damage shows up and the GC asks "did you do this?" I show them the photo of clean work from the day I left.

Question 8: "What's your retainage policy and when is it released?"

Retainage is the percentage of each payment the GC holds back until the project is "complete" — typically 5–10%. On a $15,000 subcontract with 10% retainage, the GC holds $1,500. Sometimes indefinitely.

Projects drag. Final acceptance delays. Punch list disputes. Retainage can sit in the GC's bank account for 6–12 months after your work is physically complete.

Questions to get answered:

• What's the retainage percentage? (5% reasonable, 10% standard, higher is aggressive)
• When exactly is retainage released? "After final acceptance" is vague — "within 30 days of final walkthrough completion" is better
• What specific conditions trigger release? "Until the homeowner has paid us in full" is not acceptable
• Who has authority to release it?

What you want in writing:

• Retainage percentage specified
• Timeline for release (30–60 days from your work completion, not project completion)
• Specific release conditions, not vague language

Question 9: "What's your warranty and callback policy?"

Clarifying questions:

• What workmanship warranty are you offering the homeowner? Whatever the GC offers, you're on the hook for.
• Are you backing the GC's full warranty period? If they offer 5-year warranty to homeowners, are you warrantying your tile for 5 years?
• What's considered a warranty issue vs. wear and tear?

The trap to watch for: Some GCs push their entire warranty obligation onto subs. The GC tells the homeowner "lifetime warranty," then tells you "warranty your tile for the same period." Now you're on the hook for 30 years on an $8,000 job.

What you want in writing:

• Your workmanship warranty is 1 year from completion
• Manufacturer warranties (like Kerdi's lifetime material warranty) apply separately — you don't replace manufacturer products under your workmanship warranty
• Photo documentation from job completion establishes baseline. Documented water test photos from your shower pan water test are your primary evidence that waterproofing was functioning when you left the job

Question 10: "What's your process when you don't pay me?"

This sounds aggressive. It's not. It's the most important question you can ask.

How to ask it:

"Before we move forward, I want to understand your payment process end-to-end. What happens if something goes wrong with a payment — like if the homeowner disputes something, or a sub gets paid late? What's your process for resolving that?"

A GC with good processes will give you a clear answer. They've handled this before. They know what to do.

What you want to hear:

• "We notify you within 5 business days if there's going to be a payment delay"
• "We have a named escalation contact for disputed items"
• "We pay subs before we pay ourselves"

What you don't want to hear:

• "That never happens, don't worry about it"
• "We handle each situation case-by-case"
• "You'll need to get in line with other creditors if there's an issue"

Know your lien rights. In most US states, you have legal lien rights on the property where you did work if you don't get paid. Understand your state's lien filing deadlines (typically 60–120 days after last work). Send preliminary notices if required in your state. Never sign a subcontract that waives your lien rights — some contracts include this clause. Never sign it.

The Red Flags That Should Make You Walk Away

• They won't answer any of these questions in writing. Everything is "verbal agreement." This guarantees problems later.
• They bad-mouth their previous subs. If every tile sub they've worked with "was a problem," you're the next sub they'll bad-mouth.
• They pressure you to start before the subcontract is signed. "Just start and we'll get the paperwork done next week." No work without signed paperwork.
• They have unrealistic schedule expectations. "We need this done by Friday" for a two-week job means they either don't understand the work or are setting you up to fail.
• They refuse to adjust the subcontract at all. A reasonable GC will negotiate terms. A GC who insists on signing as-is doesn't value the relationship.
• They ask for discounts in exchange for volume. "We'll send you 20 jobs a year if you do this one at $6/sq ft." The volume never materializes. The discount locks in forever.
• Their other subs are unhappy. Tile suppliers know which GCs pay on time. Use your network.

The Good GC Relationships Are Worth Their Weight in Gold

Everything above is about avoiding bad GCs. That makes it sound like all GC work is terrible. It's not.

A good GC relationship gives you predictable volume, professional project management, no homeowner tire-kicking, trade coordination already handled, and on-time payment every time.

My best GC relationship has been going for 7 years. Same GC sends me 25–30 jobs a year. I know his payment terms, his quality expectations, and his scheduling norms. He knows my production rate, my reliability, and my warranty record. We have a standing master subcontract with job-specific addenda. That relationship alone is worth more than the rest of my direct-to-homeowner revenue combined in predictability.

But it took 12 years of filtering GCs to find the ones worth keeping and walking away from the ones who weren't.

Automating the Subcontract Process

Managing multiple GC relationships means tracking different payment schedules, different scope templates, different change order processes, and different retainage policies. It's a lot to keep straight when you're also installing tile.

TileForeman includes client management specifically for this — separate records for GC accounts vs. direct homeowners, customizable invoice templates per client, payment tracking per job, and scope document attachment per subcontract. Free during beta.

Wrapping Up

Ask all 10 questions. Listen to the answers. Verify what's in writing.

The GC who answers all 10 clearly, puts everything in a reasonable subcontract, and respects your pricing and scope is worth building a long-term relationship with. The GC who dodges any of these questions, has a contract that only protects their interests, or pushes you to sign without proper scope definition will cost you money.

GC work done right builds your business. GC work done wrong bankrupts contractors every year. The difference is in the subcontract.

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Giovanni T. — Tile installer, 12 years in the trade