Find contractors through: personal referrals (best source), BBB ratings, online reviews (Google, Yelp), Texas Department of Licensing and Regulation verification, and local home builder associations. Always get 3+ bids, check references, verify insurance and licensing, and use written contracts. Never pay more than 10% upfront.
Finding Contractors (Referrals, Reviews, Licensing)
Personal referrals from neighbors, friends, or your real estate agent are the most reliable source for contractors. Online reviews provide additional data but should be taken with context. Verify licensing through the Texas Department of Licensing and Regulation (TDLR) website. Always ask for proof of general liability insurance and workers compensation.
Getting Bids (3+ Quotes, Compare Scope)
Always get at least three written bids for any significant project. Compare not just price but scope of work, materials specified, timeline, and warranty terms. The lowest bid is not always the best value. Make sure each bid is based on the same scope of work so you can compare apples to apples.
Verifying Credentials (TDLR, Insurance, References)
Verify the contractor's license on the TDLR website. Request proof of insurance and verify coverage with the insurance provider. Ask for and call at least three recent references. Ask about the contractor's experience with projects similar to yours. Visit a completed project if possible.
Red Flags (No Contract, Large Upfront Payments, No Insurance)
Avoid contractors who: cannot provide a written contract, demand more than 10% upfront, cannot show proof of insurance or license, have no verifiable references, pressure you to decide immediately, give vague estimates, or have unresolved complaints with the BBB. Trust your instincts -- if something feels wrong, move on.
Contract Essentials (Scope, Timeline, Payment Schedule)
A good contract includes: detailed scope of work, materials and product specifications, project timeline with milestones, payment schedule tied to completed work, warranty terms, change order process, clean-up and debris removal plan, and lien waiver upon final payment. Read the contract carefully before signing.
San Antonio Resources
San Antonio resources for finding contractors include the Greater San Antonio Builders Association, the Better Business Bureau, online platforms like Nextdoor (neighbor recommendations), and the Texas Residential Construction Commission for dispute resolution. Your real estate agent can also provide contractor referrals based on client experiences.
