How to Hire a Home Renovation Contractor in Houston

Houston homeowners renovate for all kinds of reasons: a dated kitchen, a growing family, or damage left behind by the latest storm. After Hurricane Harvey in 2017 and Hurricane Beryl in 2024, a lot of people in the area learned the hard way how much depends on hiring the right contractor, and how many people show up after a disaster offering to do the work.

Hiring well in Houston takes a slightly different approach than in many other states, mainly because Texas does not license general contractors. This guide covers what you can check, which permits apply, the floodplain question you should raise early, and the Texas laws that protect you after a storm. You can browse home renovation contractors in Houston as you go and use these steps to narrow the list.

Texas licenses the trades, not the general contractor

There is no state "general contractor license" in Texas, and the City of Houston does not license general or prime contractors either. Anyone can call themselves a remodeler. That puts more of the vetting on you.

The trades inside your remodel are a different story. Several are licensed by the state:

• Electricians and electrical contractors are licensed by the Texas Department of Licensing and Regulation (TDLR).
• Air conditioning and refrigeration contractors are also licensed by TDLR.
• Plumbers are licensed by the Texas State Board of Plumbing Examiners.
• Mold assessors and mold remediators are licensed by TDLR, which matters after a flood. TDLR rules do not allow the same licensee to do both the assessment and the remediation on one project.

Ask your general contractor who will do the electrical, plumbing and HVAC work, and get those names and license numbers. You can check electricians, AC contractors and mold professionals with the TDLR license search, and plumbers on the plumbing board's website. Our guides to choosing an electrician and choosing a plumber go deeper on those trades.

Vetting the general contractor without a license

Since there is no license to look up, lean on other evidence:

• A physical business address in the Houston area and a track record you can verify.
• A current certificate of general liability insurance, and workers' compensation if they have employees.
• Recent references for similar projects, ideally in your part of town.
• Photos of finished work and a detailed, written bid.
• Comfort talking about permits and inspections, rather than suggesting you skip them.

Permits: city, county or a neighboring city?

Inside Houston city limits, building permits run through the Houston Permitting Center. The city's residential guidance says permits are needed for all electrical, mechanical and plumbing work, for structural repairs such as replacing windows, exterior doors, rafters and damaged studs, and for additions and remodels. Work like painting, tiling, carpeting, wallpaper, and cabinet or countertop replacement generally does not need a permit.

The Houston area is a patchwork, though. Cities such as Bellaire, West University Place and Pasadena have their own building departments. If you live in unincorporated Harris County, development permits, including floodplain permits, go through the Harris County Office of the County Engineer. Before you sign, ask the contractor which jurisdiction they will file with and confirm it matches your address.

The floodplain question to ask early

Flooding is the single most Houston-specific issue in any renovation. If your home is in a mapped flood zone, the city's Floodplain Management Office, part of Houston Public Works, gets involved.

The key rule is the substantial improvement test. If your property is in certain flood zones (A, AO or AE) and the cost of the work is 50 percent or more of the structure's market value, the project counts as a substantial improvement. In that case the entire house, not just the new work, may need to be brought into compliance with the city's floodplain rules, which can include elevation requirements. The same idea applies to repairs after flood damage, where it is called substantial damage.

This can turn a big remodel into a very different project, so raise it before you design anything:

• Look up your property on FEMA's flood maps or ask the contractor to.
• Ask whether your house has an elevation certificate, or whether you will need one.
• Ask how the contractor estimates the project's cost against market value, and whether they have handled floodplain permits in Houston before.

No zoning, but deed restrictions still apply

Houston is famous for not having zoning. That does not mean anything goes. Many neighborhoods have recorded deed restrictions, and state law and city ordinance allow the City Attorney to help enforce certain kinds, such as residential versus commercial use, building setbacks, lot size and the number of structures on a lot.

Other restrictions, such as architectural controls, are enforced privately by homeowners associations, civic clubs or neighbors. If you are planning an addition, a second story, a new fence or exterior changes, read your deed restrictions and check whether your HOA requires approval before work starts. The city's permitting guidance also advises checking deed restrictions first.

After a hurricane or flood: Texas storm-chaser rules

When a storm hits, out-of-town crews and door knockers arrive fast. Texas has specific laws aimed at the most common tricks:

• No deductible waivers. It is illegal for a contractor to offer to waive your insurance deductible or promise a rebate on it. A common version is an inflated estimate, with the extra insurance money covering your deductible. The Texas Department of Insurance advises finding a different contractor and reporting it to the Texas Attorney General.
• Contractors can't be your adjuster. A roofing contractor may not act as a public adjuster on a property where it is doing or may do the work. Contractors can still give estimates and discuss them with your insurer.
• Limits on up-front money. According to TDI, it is against the law for out-of-town contractors to ask for a down payment before they start disaster-related work.
• Read before you sign. TDI warns that some scammers label a contract as an "estimate" or "release," and that you should never sign a document with blank spaces.

If a roof is part of the damage, our guide on how to hire a roofer covers estimates, warranties and storm chasers in more detail.

Questions for every Houston bidder

1. Who are your electrical, plumbing and HVAC subcontractors, and what are their license numbers?
2. Which permits will you pull, with which jurisdiction, and in whose name?
3. Is my home in a floodplain, and could this project trigger the substantial improvement rule?
4. Have you reviewed my deed restrictions or HOA requirements?
5. Can I see your certificate of insurance and three recent references?
6. What is the payment schedule, and how do you handle change orders and lien waivers?

Find a contractor near you

Once you know what to ask, browse home renovation contractors in Houston, compare reviews, and reach out to a few for written bids. You can also explore other businesses in Houston for related services.