How to Vet a Contractor

Hi there! I’m Kelly Davis. I’ve been running a construction law firm in Lewisville since 2002, and I basically grew up in this industry. Translation: I’ve seen the good, the bad, and the “oh-dear-lord-what-were-they-thinking?”

Now, I love that homeowners have ways to warn others about shady contractors. Rogue builders deserve to be exposed. But honestly? Most of the disasters I see could have been avoided if a little more homework had been done upfront. A slick Facebook page or a friendly smile is not the same thing as being qualified to take a sledgehammer to your house.

Let’s talk about how to spot the pros before you sign the contract.

Think of contractors like babysitters: if they live too far away, chances are they’ll cancel at the last minute. The farther across the metroplex they are, the more likely you’ll get excuses about traffic, delays, or why someone else’s project came first. Keep it local, keep it accountable.

Sure, anyone can operate under an assumed name. Serious business owners set up an LLC or corporation to protect themselves (and their clients) from liability, and to get tax benefits. If your contractor hasn’t bothered, it might mean they don’t have much to protect. And if you ever must sue? A judgment against someone with no assets is just a piece of paper.

This is one of my favorites because it’s so simple. Pull up the deed records. Do you see the contractor’s name popping up in lien filings? If they’re constantly being liened against for not paying their subs or suppliers—red flag. If they’re constantly filing liens against homeowners, also a red flag. Basically, if their name comes up a lot in lien disputes, it’s like spotting flashing neon signs that say “Proceed with Caution.”

Here’s where homeowners sometimes get burned: skipping the paperwork. If your city requires a permit, it should be taped up right in your window. If it’s not, something’s wrong.

In Texas, there’s no statewide license for general contractors. Surprised? Most people are. But trades like plumbing, HVAC, and electrical are licensed, and many cities require contractors to register locally. So, when a contractor brags about being “registered,” ask them: registered where? And remember, no one gets a permit without registering if the city requires it.

For bigger projects—additions, foundation work, framing, structural changes—you should see actual plans, specs, drawings, maybe even soils or engineering reports. If it’s missing from your budget but you know it should be there, don’t be afraid to ask. Legit contractors won’t blink.

This is the hill I’ll die on. If you discussed it, relied on it, or are paying for it, it needs to be in writing. Period. Handwritten notes signed by both parties? Fine. Emails or texts? Also fine. Verbal promises? Recipe for courtroom drama.

And while we’re on it: warranties should be in writing. Any exceptions, deadlines, or extra costs? In writing. If the contractor says, “Don’t worry, there’s no extra charge,” great—get that in writing too. Future-you will thank present-you.

Because good contractors hate being judged by the worst in their field. They want higher standards too. Doing your homework weeds out the problem players and rewards the pros who deserve your business.

Some of these tips are DIY, and some may need professional help, but doing something is always better than doing nothing. Over the next few weeks, I’ll share more homeowner tips—and to be fair, a few tips for homeowners themselves (because yes, sometimes the client can be the problem).

Until then, don’t fall for the pretty Facebook photos, don’t hire someone just because you “liked their vibe,” and definitely don’t skip the paperwork. Vet your contractor like your dream project depends on it—because it does.

Please consider contacting Kelly M. Davis & Associates, LLC or another qualified attorney of your choice before you enter into a construction contract in Texas.

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This guide is provided for informational purposes only and is not legal advice. For advice about your specific situation, consult an experienced attorney in the same area.