Austin's construction market has never been busier - and that's a double-edged sword. There are excellent contractors here with deep roots in the community, but there are also plenty of people chasing work who'll leave you over budget, past deadline, and with unfinished walls. The difference between a project you're proud of and one you're still recovering from comes down to how carefully you vet your contractor before you ever sign anything. Here's exactly what to check.
Verify Their Credentials
Always verify before you signTexas doesn't require a blanket general contractor license, but specialty trades - electrical, plumbing, and HVAC - are licensed through TDLR. Ask your GC which licenses apply to your project scope, then verify them directly at license.tdlr.texas.gov. A contractor who hesitates to share their license number has a reason for it.
? Source: Texas Department of Licensing and RegulationGet Insurance Certificates in Writing
COI + workers' comp - no exceptionsAsk for a Certificate of Insurance before anyone sets foot on your property. You need two things: general liability coverage and workers' compensation. If a worker gets injured on your job and your contractor carries no workers' comp, that claim can fall on your homeowner's policy. Getting the COI upfront isn't rude - it's standard practice in Austin.
Source: Texas Department of InsuranceCheck Their Permit History With the City of Austin
Public record - search itThe City of Austin's development portal is public. Search any contractor by name and see their full permit history. A seasoned GC has a long, consistent record of pulled permits across dozens of projects. No permits on record doesn't mean they're new to Austin - it often means they've been building without them, which creates legal and resale problems for you.
? Source: Austin Development Services DepartmentDemand a Written Scope of Work
Verbal agreements aren't contractsA legitimate contractor gives you a written scope of work with line items, a payment schedule tied to project milestones, and a completion timeline in writing. If someone hands you a one-line estimate and asks you to sign on the spot, that's not a contract - and it offers you no protection when disagreements arise mid-project.
Source: Diamond B ConstructionAsk Who's Actually On-Site Every Day
Owner-operated vs. absentee GCSome GCs are middlemen - they bid the job, hire every trade, and disappear. Ask directly: will you be on-site daily? Who is your site superintendent? An owner-operated contractor like Diamond B means the person who sold you the project is the person managing it every morning. That accountability makes a real difference when problems come up.
Source: Diamond B ConstructionFrequently Asked Questions
Does Texas require a general contractor license?
How much should I pay upfront before work starts?
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Diamond B Construction is fully licensed, insured, and owner-operated. William pulls every permit and answers his own phone. Get an Estimate - no pressure.