Searching "house painter near me" in the Seattle area brings up dozens of names, a wall of star ratings and quotes that can differ by thousands of dollars for the same house. Picking well has less to do with finding the lowest number and more to do with checking a few things that most homeowners skip.
This guide covers how to vet a painting contractor in Washington, what a good written estimate includes, how to compare bids fairly and which warning signs mean you should keep looking. Use it on every company you talk to, including us.
Check registration before anything else
In Washington, construction contractors, including painters, must register with the Department of Labor & Industries (L&I). Registration requires a bond and liability insurance. L&I runs a free online lookup, "Verify a Contractor, Tradesperson or Business," at lni.wa.gov. Search the company name and check:
- Status: the registration should be active, not expired or suspended.
- Business name: the name on the estimate should match the registered business.
- Bond and insurance: both should be listed as current.
- Infractions and lawsuits against the bond: one old item is not always a dealbreaker, but a pattern is worth asking about.
It takes two minutes per company, and it is the single most useful thing you can do before inviting anyone into your home.
Get the whole scope in writing
A verbal "about four grand" is not an estimate. A useful written estimate tells you exactly what you are paying for:
- Which rooms or surfaces are included: walls only, or walls plus trim, ceilings and doors. These are often priced separately.
- Prep work: washing, scraping, sanding, patching, caulking, priming and protecting floors and furniture.
- Number of coats and the exact product line and sheen, not just a brand name.
- Who buys the paint and supplies. Some contractors include materials; others, including our packages, have the customer buy the paint and painting materials. Either is fine as long as you know which.
- Timeline, payment schedule and cleanup.
- Warranty terms, in writing, including what is and is not covered.
Our guide to preparing your home for painters explains what you will be expected to do before the crew arrives.
Compare bids line by line
When three quotes for the same house come back at very different prices, the difference is almost always in the scope, not the hourly rate. Lay the estimates side by side and check:
- Does every bid include the same surfaces? A low quote that leaves out ceilings and trim is not cheaper.
- Does every bid include the same prep? Exterior jobs in Western Washington live or die on prep, especially on weathered south- and west-facing siding.
- Are the paint products comparable, and who is buying them?
- Is the number of coats stated, and is it the same?
If one bid is far below the others and you cannot see why, ask. A good contractor can explain every line. For typical price ranges in our area, see how much it costs to paint a house in Seattle and our published pricing.
Older homes and lead paint
If your home was built before 1978, it may have lead-based paint. Under the federal EPA Renovation, Repair and Painting (RRP) rule, contractors who disturb painted surfaces in those homes must be certified and follow lead-safe work practices. Ask any bidder how they will handle it, and be wary of anyone who plans to dry-sand or power-wash old paint without containment. Our guide to lead paint and older homes covers what the rule requires and how testing works.
Questions worth asking every painter
- Is your Washington L&I registration current, and under what business name?
- Who will actually be painting: your own crew or subcontractors?
- What prep is included, and what would cost extra if you find damage?
- Which exact products and sheens will you use, and how many coats?
- How do you protect floors, furniture and landscaping?
- What does your warranty cover, and for how long?
- What is the payment schedule?
- Can I see photos of similar recent work?
Red flags that mean keep looking
- No registration, or a name that does not match the L&I record.
- A large deposit in cash, or pressure to pay most of the price up front.
- "Today only" pricing or pressure to sign on the spot.
- No written scope, or an estimate that only lists a total.
- Offers to skip prep to save money on exterior work.
- Door-to-door offers from crews with "leftover paint from a job down the street."
- Reluctance to put the warranty in writing.
Paperwork and payment
Washington law requires registered contractors to give homeowners a disclosure statement on many residential jobs, explaining the contractor's registration and bond and the homeowner's rights if suppliers or workers go unpaid. If you are not given one, ask. Pay by a method that leaves a record, keep copies of the estimate and any change orders, and get every change in scope agreed in writing before the work is done.
Reading reviews and references
Reviews are useful, but read them for detail rather than just the stars. Look for reviews that mention the type of job you need, how the crew handled problems and whether the work held up after a winter. Ask for a recent reference with a similar house, and if you can, drive by and look at the finished work in person.
Timing in Western Washington
Exterior painting here is a dry-season job, usually best from late spring to early fall, and good crews book up early. Interior work can be done year-round, and winter is often the easiest time to get on a schedule. Our guides to the best time to paint an exterior in the Pacific Northwest and painting interiors in winter cover the details.
A quick hiring checklist
- Verify every bidder on the L&I lookup.
- Get a written scope with surfaces, prep, products, coats, timeline and warranty.
- Compare bids line by line, not by total.
- Ask about lead-safe practices for pre-1978 homes.
- Avoid big cash deposits and same-day pressure.
- Keep every change in writing.
When you are ready, you can request an estimate from Martin's Budget Painting and put us through the same checks.