Why These Questions Matter
A home renovation is one of the largest financial decisions you'll make. In the DFW market, kitchen remodels run $28,000-$140,000+ and bathroom renovations $10,000-$80,000+. Asking the right questions upfront protects your investment and sets clear expectations.
Texas has specific contractor licensing and registration requirements that vary by city. In Richardson, all contractors must be registered with the City of Richardson. Not every market requires this — making it even more important to verify credentials.
Licensing & Insurance (Questions 1-5)
1. Are you licensed to work as a general contractor in Texas? Ask for the license number and verify it. In Richardson, contractors must also be registered with the city.
2. Do you carry general liability insurance? This protects your property if something goes wrong during construction. Ask for a Certificate of Insurance and verify it's current.
3. Do you carry workers' compensation insurance? This protects you from liability if a worker is injured on your property. Without it, you could be financially responsible.
4. Are you bonded? A surety bond provides financial protection if the contractor fails to complete the project or doesn't meet contract terms.
5. Are you registered with the City of Richardson (or your local municipality)? Richardson requires contractor registration. Other DFW cities have their own requirements.
Experience & References (Questions 6-9)
6. How long have you been in business? Look for at least 3-5 years of established business in the DFW area. Longevity indicates reliability.
7. Can you provide references from similar projects? Ask for 3-5 references for projects similar in scope to yours. Actually call them.
8. Can I see examples of your completed work? A professional contractor should have a portfolio of before/after photos. Ask to see projects in Richardson or nearby areas.
9. Have you worked on homes similar to mine? Experience with your home's era and style matters. A contractor experienced with 1980s Richardson homes understands the common issues — galley kitchens, outdated electrical, and foundation considerations.
Project Details (Questions 10-13)
10. Will you provide a detailed written estimate? The estimate should itemize materials, labor, permits, and any allowances. Avoid contractors who only provide a single lump-sum number.
11. How do you handle change orders? Changes during construction are common. Understand the process — will changes be documented in writing with pricing before work proceeds?
12. What is the payment schedule? Be cautious of contractors requiring more than 30% upfront. Payments should be tied to project milestones, with a final payment held until the walkthrough.
13. Who will be on-site managing the project daily? You want to know your point of contact — whether it's the owner, a project manager, or a site supervisor.
Warranty & Communication (Questions 14-15)
14. What warranty do you offer on your work? A reputable contractor stands behind their workmanship. Material warranties come from manufacturers, but labor warranties should come from the contractor.
15. How will you communicate progress? Weekly updates, a project management app, or regular phone calls? Set the expectation upfront so you're never wondering what's happening with your project.
Red Flags to Watch For
Avoid contractors who: demand full payment upfront, pressure you to sign immediately, can't provide proof of insurance or licensing, have no online reviews or references, won't provide a written estimate, or offer a price significantly below other bids (this often leads to corner-cutting or change order surprises).