How to choose a general contractor before the work begins.
The strongest comparison is not simply the lowest number. It is the clearest combination of scope, accountability, communication, documentation, and a realistic plan for completing the work.
Compare the plan behind the price.
A construction estimate can only be evaluated in context. Two proposals with different scope boundaries, material allowances, permit assumptions, or schedules are not equivalent. Before selecting a contractor, make sure each bidder is responding to the same project definition.
Use this checklist during interviews and proposal review. Requirements can vary by trade, project type, and municipality, so verify project-specific obligations with the authority having jurisdiction.
Define the same scope for every bidder
Provide the same drawings, finish expectations, known conditions, and desired outcome. Ask each contractor to identify assumptions, exclusions, owner-supplied items, and allowances in writing.
Compare two or three detailed estimates
Texas Department of Licensing and Regulation consumer guidance recommends obtaining at least two or three estimates. Compare line items, schedule, responsibilities, and payment structure—not just the final total.
Check relevant credentials and insurance
Texas requirements differ by trade, and local registration or permit rules may apply. Ask for documentation relevant to the actual scope, verify it with the issuing authority, and confirm current insurance directly rather than relying on a logo or verbal statement.
Speak with recent references
Ask about communication, schedule changes, site cleanliness, change orders, closeout, and how the contractor responded when a problem appeared. TDLR guidance recommends checking at least three references.
Clarify permits and inspections
Put responsibility for applications, fees, plan revisions, inspections, and correction notices in writing. Dallas uses DallasNow for permitting, and required inspections depend on the scope of work.
Require a complete written contract
The agreement should define scope, exclusions, allowances, milestones, payments, change orders, cleanup, warranties, dispute terms, and closeout documents. Avoid relying on conversations that are not reflected in the contract.
Tie payments to documented progress
Avoid an unexplained large upfront payment. Use clear milestones connected to completed work or delivered materials, keep payment records, and define the conditions for final payment.
Agree on communication and change control
Establish who provides updates, how often, and where decisions are documented. No change should proceed without a written description of cost and schedule impact approved by the appropriate parties.
Define the finish line
Specify walkthrough, punch-list, inspection, cleanup, warranty, manuals, receipts, lien-related documentation where applicable, and final acceptance. Closeout is part of the project—not an afterthought.
Questions worth asking before you sign.
Verify local requirements at the source.
This resource is general educational information, not legal advice. Permit, registration, and licensing requirements vary by jurisdiction, trade, and project scope.
Before selecting a contractor.
Should I automatically choose the lowest estimate?
No. First confirm that every proposal covers the same work, materials, permit responsibilities, allowances, schedule, and closeout. A lower number may reflect a different scope rather than a better value.
Does Texas have one universal license for every general contractor?
Requirements vary. Some construction trades are regulated at the state level, while local registration and permit rules may also apply. Verify the requirements for the exact work and jurisdiction rather than relying on a blanket claim.
Can I look up Dallas permit records?
Yes. The City of Dallas provides an online records search by permit number or address. For properties outside Dallas, use the applicable municipality's permitting authority.