Hiring a Remodeling Contractor in Dallas: What Texas Doesn't Check

If you are used to looking up a contractor's state license, Texas will surprise you. There is no statewide license for general contractors or remodelers. Texas did have a state agency that registered home builders and remodelers, the Texas Residential Construction Commission, but the legislature let it expire in 2009. That means "Are you licensed?" is not quite the right question in Dallas. The better question is "Who has checked you, and for what?"

The good news is that there are still real checks you can run, most of them free and online. This guide covers the verification layers that do exist, the Dallas permit rules that trip homeowners up, and the two local forces that shape so many renovation projects here: clay soil under the house and hail on top of it. When you are ready to compare companies, start with home renovation services in Dallas and run each one through the checks below.

The three checks that do exist

1. City of Dallas contractor registration

The City of Dallas requires contractors to be registered with the city before they can pull permits. You can check this yourself in DallasNow, the city's online permitting portal, under Contractor Registration. The city's own guidance says no account is needed for this lookup, and it gives two things to look for:

• The status should be Active.
• The registration should cover the trade you need, such as general, electrical, plumbing or mechanical.

This matters more than it might seem. According to the city, if a contractor pulls a permit for a trade they are not registered for, the permit can be voided. Registration is not the same as a skills test, but a remodeler who is not registered cannot legally pull a building permit in Dallas.

2. State licenses for the trades

Texas does license the specialty trades a remodel usually needs:

• Electricians and air conditioning and refrigeration contractors are licensed by the Texas Department of Licensing and Regulation (TDLR). You can check both with the TDLR license search.
• Plumbers are licensed by the Texas State Board of Plumbing Examiners, which has its own license lookup.

Most general remodelers subcontract these trades. Ask your contractor who will do the electrical, plumbing and HVAC work, then look up those companies too. A remodeler who says "my guy does all of that" should be able to give you that person's license number.

3. Engineers for structural and foundation work

If your project touches the structure, such as removing a load-bearing wall, adding a second story or repairing a foundation, a licensed professional engineer often designs or evaluates the work. Engineers in Texas are licensed by the Texas Board of Professional Engineers and Land Surveyors, and you can confirm an engineer's license on the board's site.

Dallas permit rules worth knowing

Permits in Dallas are handled through DallasNow, and the city publishes checklists for residential remodels, additions and repairs. A few points from the city's permit guide are especially useful for homeowners:

• Roofing. A residential roofing permit is required when the value of the roofing work, materials plus labor, is over $500. In practice, nearly every reroof needs one.
• Windows and doors. Like-for-like replacement typically does not need a permit, as long as the size of the opening and the wall around it do not change.
• Foundation repair. The city has a specific residential foundation repair permit type and inspection sequence, so ask your foundation contractor how they handle permits and inspections.
• Historic and conservation districts. Some Dallas neighborhoods have historic overlay or conservation district rules that control exterior changes. If you are in one, check with city planning staff before you finalize a design or apply for a permit.

The city's residential permit guide is the place to confirm current requirements, since the city notes that rules change.

The "homeowner's exemption" red flag

Dallas allows homeowners to act as their own contractor on their homestead without registering as a contractor. It is meant for owners doing their own work. The city specifically lists it as a red flag when a contractor asks you to "just use the Homeowner's Exemption" and put the permit in your name, and it warns that a permit in your name shifts liability to you. A registered contractor should pull their own permits. If they will not, ask why.

What's underneath: foundations on clay soil

Much of the Dallas area sits on expansive clay soil that swells when wet and shrinks as it dries, especially during hot, dry summers. That movement is why foundation repair is such a common service in North Texas, and why it often shows up in the middle of other projects. Cracks in drywall, doors that suddenly stick or uneven floors can all be signs of foundation movement.

This affects how you plan a remodel:

• Get the foundation looked at first if you notice signs of movement. Tiling a new bathroom floor or installing new cabinets on a slab that is still moving can lead to cracked tile and misaligned doors later.
• Separate diagnosis from sales. Some homeowners hire an independent engineer to evaluate the foundation before talking to repair companies, so the recommendation does not come only from the company selling the repair.
• Ask about warranties in writing. Foundation repair warranties vary a lot. Ask what is covered, for how long, and whether the warranty transfers if you sell the home.
• Ask about drainage and moisture. Good grading and gutters that move water away from the house help reduce the swings in soil moisture that cause movement. A thorough contractor will look at these, not just the slab.

What's on top: hail and insurance claims

Spring storms in North Texas can bring large hail, and a hail claim often turns into a bigger project: a new roof, new gutters, siding, windows and sometimes interior repairs. Texas has specific rules for contractors working on insurance-funded jobs, according to the Texas Department of Insurance:

• It is illegal for a contractor to offer to waive, rebate or absorb your insurance deductible. You are required to pay it, and your insurer can ask for proof.
• Contracts of $1,000 or more that are paid with insurance money must include a notice about paying the deductible.
• A roofer or contractor who is doing the repairs cannot act as your public insurance adjuster or advertise that they will negotiate your claim.

So if a contractor at your door offers to "cover your deductible" or "handle everything with your insurance company," treat that as a reason to walk away. For more on roof estimates and storm chasers, read how to hire a roofer.

Questions to ask a Dallas remodeler

1. Are you registered with the City of Dallas, and for which trades?
2. Who will do the electrical, plumbing and HVAC work, and what are their state license numbers?
3. Will you pull all permits in your company's name?
4. Is my home in a historic or conservation district, and how does that affect the design?
5. Have you checked for signs of foundation movement, and should an engineer look at it first?
6. Can I see your certificate of general liability insurance and, if you have employees, workers' compensation coverage?
7. How are payments tied to completed stages of work, and how are change orders approved?

For a longer list covering contracts, payment schedules and warranties, see 15 questions to ask before hiring a contractor. Since there is no state license to lean on, reviews and references from past customers carry extra weight in Texas.

If something goes wrong

Without a state licensing board for general contractors, your main protections are your written contract, your permit records and consumer protection law. Keep copies of every estimate, change order, receipt and photo. Complaints about deceptive business practices can be filed with the Texas Attorney General's Consumer Protection Division. For deductible-related violations, the Texas Department of Insurance directs consumers to the Attorney General as well.

Find a Dallas contractor

Browse home renovation contractors in Dallas, read customer reviews, and look each company up in DallasNow before you request a bid. You can also find other local services on the Dallas city page.