How much does a general contractor charge in Virginia?

There is no standard Virginia rate for a general contractor, because the price depends on what the job is and how the contract is written. What Virginia does set is how a price must be presented, and what you should see before you sign. This guide covers the ways contractors charge, what moves the number, and how to compare bids honestly.

Three ways a contractor can charge

Virginia's contractor regulations for residential work require the written contract to state the total cost in a form that matches the kind of contract. A standard contract states the total cost of the project.^[1] A cost-plus contract must identify the type of cost-plus contract, fee or percentage, and a cap that the total dollar amount cannot exceed.^[1] A time-and-materials contract must state a fixed price for labor that includes wages, overhead, general and administrative costs, and the cost of materials.^[1]

In practice:

• Fixed price. One total for a defined scope. It is easiest to compare, but only if the plans and specifications are detailed.
• Cost plus. You pay the actual cost of labor and materials plus the contractor's fee. It suits jobs where the scope is still changing, and the cap is what protects you.
• Time and materials. Labor and materials are billed as the work goes. Read what the labor price includes.

Under any of them, the contract must also state the amounts and schedule for progress payments, including the amount of the down payment.^[1]

What moves the price

A general contractor's total reflects the work itself, the trades under them, and the contractor's own cost of running the job. Expect these to matter most:

• Scope and finish level. Cabinet type, tile, fixtures and windows can swing a budget more than labor does.
• Which trades are involved. Virginia's residential building contractor classification does not provide for electrical, plumbing, HVAC or gas fitting services, so those parts go to separately licensed firms, and each adds its own price.^[4]
• The age and condition of the house. Opening walls often reveals wiring, framing or moisture problems nobody could price in advance.
• Permits and inspections. Fees are set locally. When we checked on October 26, 2026, Montgomery County's fee schedule charged $0.22 per square foot, with a $45 minimum, for residential alterations, renovations and repairs,^[5] plus a 2% Virginia state levy and a 2% technology fee with a $10 minimum.^[5] Other localities charge differently.
• Contract size and licence class. For a single contract or project, Class C covers over $1,000 but less than $30,000, Class B $30,000 or more but less than $150,000, and Class A $150,000 or more.^[3] Larger jobs need a higher class of licence, so a bidder's class should fit the size of your job.
• The contractor's overhead and fee. Supervision, insurance, project management and profit are part of the price, whether shown or folded in. A contractor's fee covers the coordinating work described in what a general contractor does.

Compare bids so the totals mean something

DPOR advises getting at least three written bids or estimates using identical plans and specifications.^[2] Do not automatically accept the lowest.^[2] A bid substantially lower than the others probably means the contractor made a mistake or is not including all the work the others quoted.^[2] Ask each bidder for the same things:

• a line-by-line scope, with brands, models and allowances for anything you have not yet chosen
• who does each trade, and whether those firms are licensed
• whether permits, inspections, debris removal and cleanup are included
• the contractor's fee and how it is calculated
• how changes will be priced

Payments: where homeowners lose leverage

DPOR says a good rule of thumb is an initial deposit of no more than 10% of the total price or $1,000, whichever is less,^[2] and that if the job requires custom-made items or special orders, a reasonable deposit could be as high as 30% of the total contract value.^[2] More detail is in how much deposit a contractor can ask for.

After that, tie the money to finished work. A draw schedule should be based on progress made toward project completion and never on a date.^[2] Hold back retention, a percentage of each payment or of the total job, ordinarily 10 percent, which you retain until the job is completed.^[2] Do not pay 100% of the total bill until the work is 100% complete.^[2]

Changes are where budgets grow. Any modification that changes the cost, materials, work to be performed or estimated completion date must be in writing and signed by all parties.^[1] Do not agree to an extra by text message and a handshake.

When to call a licensed pro

For pricing and doing the work. If the work is valued at $1,000 or more, DPOR says a valid Virginia contractor's license is required.^[2] A licensed contractor is the one who should apply for the permit, and the contract should say so.^[2] Check the licence before you collect bids, and for a larger project read how long a whole-house renovation takes so your schedule and budget agree.

Loclis lists DPOR-licensed businesses with their licence number and class. Browse remodeling services or read more remodeling answers.

To get prices for your own project, describe the job once and licensed local contractors quote it.