Get Quotes from Top General Contractor in Dallas, TX

Are You Licensed to Practice as a General Contractor in Dallas?

General contractors who want to provide home improvement or construction work are not required to obtain licenses to operate within Dallas. Nonetheless, general contractors are required to register with the city's Building Inspection Division (BID) of the city's Sustainable Development and Construction Department. Failure to register is an offense that attracts a fine of up to $2,000.

To register with BID, interested contractors must fill out and submit an application for contractor registration in person at:

Before hiring a general contractor for your home improvement or construction project in Dallas, you should confirm their registration status. You can use the Online Record web page maintained by BID to check if your intended general contractor is registered. For more information on contractor registration in Dallas, contact the city's Building Inspection Office at (214) 948-4480.

In addition to registration with the city, general contractors are required to register their business with the appropriate authorities. General contractors operating a sole proprietorship or general partnership must register with the Dallas County Clerk's Office. Business registrations can be filled online or by filling out and submitting a Certificate of Ownership for Unincorporated Business or Profession Form to the Dallas County Clerk's Office at:

On the other hand, the business must register with the Texas Secretary of State if it's an incorporated company or limited liability partnership. Registration can be completed online through the SOSDirect platform of the Texas Secretary of State. To use this platform, applicants must create an account or sign in with existing details. Alternatively, registrants can fill out and submit two copies of an Assumed Name Certificate Form to this office at:

Queries regarding business registration requirements for general contractors in Dallas can be directed to either the Dallas County Clerk's Office at (214) 653-7110, (214) 653-6827, or (214) 653-7099 or the Texas Secretary of State at (512) 463-5555.

How Much Do You Charge Compared to Other General Contractors in the City?

When it comes to how much a general contractor will charge you for their services, it depends on several factors, and these include:

• Accessibility to the project site and site conditions
• The quality of the prepared site plans, construction plans, and building drawings
• The urgency of the project
• Labor costs
• The type of construction or home remodeling project
• The nature and scope of the project
• The cost of materials required for the project
• The locality within the city

In most cases, general contractors in the city will charge a flat fee based on the total cost of the services they provide. However, they may also utilize other fee structures to determine the exact charges of their services:

• Fixed price fee structure: This type of fee allows a general contractor to bid on a project at a certain price. This method ensures that the exact cost of the project is computed when the contract is accepted.
• Time and Material Fee Structure: This type of fee structure allows a general contractor to charge a set amount for the workers and subcontractors involved in the project on an hourly basis. It also includes a fee for the materials used during the construction process.
• Cost plus: This allows a general contractor to set a predefined fee dependent on the project's total cost.

Before you hire a general contractor in Dallas, it is essential that you thoroughly get and compare multiple bids and quotes from different general contractors to enable you to find the one that fits your specific requirements. Although costs are not the only factor you should consider when hiring a general contractor, it is also vital to ensure that the general contractor has the necessary skills and experience to complete the job.

General contractors in Dallas earn an estimated annual average wage of $68,750. The list below compares the average hourly wage of these contractors with those of general contractors in other parts of Texas and other locations across the United States:

What Kind of General Contractor Services Do You Offer?

Most general contractors in Dallas provide a variety of services to their clients. Their specific scope of services can vary depending on the project's complexity and the client's requirements. Nonetheless, most people who hire a general contractor in the city expect them to fulfill these responsibilities:

• Provide project cost estimates
• Supply all required materials for the project
• Make arrangements for necessary labor required for the project.
• Hire specialized subcontractors where necessary
• Coordinate with suppliers and vendors
• Ensure that the work is done according to the building regulations.
• Ensure that the work is done according to the schedule
• Manage the various administrative aspects of a project. These include the cash flow and the schedule of the workers.
• Perform actual construction, repairs, and renovation works.
• Ensure that accurate project-related records are adequately kept

Before hiring a general contractor, ensure they can provide you with the necessary supervision and management services. Also, be aware that the terms of their agreement may involve them hiring additional workers to perform certain tasks.

This usually occurs when a general contractor and crew are not authorized to provide the specialized services required for the project. Some of these services include electrical work, roofing, plumbing, and rough carpentry. In this situation, the general contractor will need to hire a licensed and qualified subcontractor offering these types of services.

The following table aims to provide a list of the key differences between a general contractor and a subcontracted contractor when it comes to providing home remodeling and construction projects.

Will You Get the Necessary Permits as Required per the City Code?

In order to carry out home remodeling or property construction projects that involve erecting, construction, enlarging, adding, alteration, repairing, replacing, or improving in Dallas, you must first obtain a Master permit. The Dallas Building Inspection Permit Center is responsible for issuing permits for various home improvement and construction projects. However, certain exemptions can be made for projects as long as they are not in certain areas, such as historic districts, conservation districts, and planned development districts. The following projects will not require permits:

• Re-roofing of single-family or duplex dwellings if the value does not exceed $500
• Erection of utility buildings with a floor area of less than 200 square feet, without utilities, on single-family or duplex premises
• Erection of patio covers with an area of less than 200 square feet on single-family or duplex premises. It must not be within a front or side yard setback.
• Erection of fences not over four feet high in a front yard nor over six feet elsewhere
• Adding storm windows, shutters, trim, awnings, siding, rain gutters, or insulation to a building
• Attaching window awnings to exterior walls of single-family homes where the awnings project are not more than 54 inches from any wall.
• Construction of decks, platforms, walks, or driveways not more than 30 inches above grade and not over any basement or story on single-family or duplex premises.
• Installation of prefabricated swimming pool accessory to single-family or duplex dwellings in which the pool wall is completely above adjacent grade and the pool capacity does not exceed 5,000 gallons.
• Erection of 200 square feet or fewer carports that are accessories to single-family or duplex dwellings. It must not be within a front-yard front yard setback or side-yard setback.
• Erection of retaining walls that are not over four feet in height measured from the bottom of the footing to the top of the wall

To confirm if your project requires obtaining a permit, contact the Dallas Building Inspection Department at (214) 948-4480. Failure to obtain a permit can result in the issuance of a stop-work order and payment of the permit fee. The Building Inspection Department of Dallas is responsible for issuing permits for various home improvement and construction projects. Individuals interested in obtaining a permit from this department can do so by filling out and submitting a permit application form and application fee to:

Note that if your project involves specialized activities like plumbing, HVAC, and roofing, a permit must be obtained by individuals licensed to carry out such work.

The Building Inspection Office in Dallas also conducts inspections on home remodeling and construction projects in the city. There are different types of inspections that can be carried out depending on the scope and nature of the project. Inspections are carried out to ensure that the project complies with the city's construction code. The project must always be accessible and exposed for inspection purposes. The permit holder can schedule an inspection with the Inspection Services Section of the Dallas Building Inspection Office by calling (214) 670-5313 or online. You can direct your queries regarding the permit and inspection process by contacting the Building Inspection Office at (214) 948-4480.

Do You Work with Subcontractors?

When you're planning on hiring a general contractor in Dallas for the supervision and management of your home remodeling or construction project, it's vital that you confirm if they will require the services of other contractors for certain parts of the job. This ensures you will be protected from potential liabilities arising from disagreements between the general contractor and their subcontractors.

In most cases, general contractors in Dallas will hire subcontractors for certain parts of their projects. These are typically for various reasons, such as:

• To increase their job productivity and flexibility
• To get assistance on large, complex, or diverse projects
• To increase cost efficiency and mitigate risks
• To get access to expert knowledge on specific fields and trades
• To carry out work that requires specialized knowledge that they either don't have or are not licensed to offer.

Some common subcontracted projects that general contractors in Dallas commonly work on include home remodeling and construction projects.

• Carpentry
• Flooring and floor covering installation
• Appliance installation
• Welding
• Insulation installation
• Drywall installation
• Plumbing
• Electrical work
• HVAC Installation
• Roofing
• Painting
• Flooring
• Window and door installations

The Texas Prompt Payment Act ensures that project owners pay their general contractors within 35 days following the receipt of their invoice. Per Chapter 28 of the Texas Property Code, general contractors in Dallas will be liable for the debts, benefits, and wages owed to their subcontractors and other employees they hire on projects they oversee and manage.

Although this law provides some protection against the actions of dishonest or fraudulent general contractors, you still face legal and financial exposure if these individuals attach a mechanics lien on your property. Chapter 53 of the Texas Property Code provides that homeowners with mechanics liens on their properties are responsible for non-payment of wages, benefits, and debts owed to laborers, material suppliers, and other individuals involved in the home remodeling or construction project. This law applies regardless of whether or not the payments have been made to the general contractor.

If you have a lien on your property, it can cause various problems. These include

• Foreclosure
• Difficulty using the property as collateral, refinancing, or putting the property on the market for sale.
• Double payment for the same job

Even though it's possible to dispute a lien, dealing with its issues can be very time-consuming and energy-consuming. To avoid this, always hire a general contractor in Dallas who can handle the situation efficiently, and you can take the following steps to avoid such situations:

• Due Diligence: Confirm the general contractor has a good reputation for paying their subcontractors and other suppliers on time.
• Valid licensing and bonding: Make sure that the general contractor has the necessary licenses and credentials to carry out the work. Also, ensure that the subcontractors they hire are licensed and have the necessary surety bonds.
• Written contracts: Make sure you execute a contract duly signed by both you and the general contractor. This document should include a payment schedule that clearly states the start and completion dates of the project, as well as the cost of the work, each laborer, and the identity of the other materials suppliers and subcontractors.
• Preliminary notices: Make sure that the various materials suppliers and subcontractors provide a preliminary notice about their plans and services. This document should also include a list of the goods and services they plan to deliver.
• Get lien waivers and releases: Make sure that the general contractor signs a lien waiver and release after each payment. This ensures that the contractor is accountable for their actions.
• Timely payment: Make sure that the payments for the materials and services are made on time.

Do You Carry the Necessary Insurance Policy for General Contractors in the City?

According to data released by the Bureau of Labor Statistics, over 77,000 non-fatal injuries and 393 fatalities were reported in the construction industry in the United States in 2020. In Texas, the number of workers injured by contractors was over 11 percent of the total fatalities. The construction industry is considered one of the most dangerous jobs in the state. Unlicensed general contractors can pose a threat to your projects. They can cause unexpected problems that could make you liable during the project. These can include property damages caused by the workers' actions on the job and the injuries they can sustain while working. These workers are generally prone to sustain injury due to the following:

• Exposure to harmful substances like asbestos, lead paint, silica dust, and other toxic airborne fibers and materials
• Injuries from falling debris and moving objects
• Cuts, tears, and lacerations from work tools and sharp objects
• Exposure to extreme weather
• Slips, trips, and falls
• Working from heights
• Exposure to loud, excessive, and repetitive noises
• Electrocutions
• Awkward working positions

Although no laws in Dallas require general contractors to carry insurance, hiring an insured individual for your projects in the city is still important. Hiring a general contractor with general liability insurance will protect you from incurring any financial and legal liabilities from property damage and bodily injury during a project.

Before hiring a general contractor, ensure they are insured and bonded. This can be done by asking for copies of their insurance documents and contacting the appropriate agencies to confirm their authenticity. Also, make sure that they carry both commercial and professional liability insurance. These policies cover third-party property damage and accidental property damage. Another important aspect to consider when hiring a general contractor is ensuring the subcontractors are insured. This can be done by asking for copies of their insurance documents. You should also contact their respective insurance provider to authenticate their certificate.

Do You Provide a Warranty for Works Completed?

A warranty is a type of guarantee given to consumers by a company for the goods or services they have purchased from them. There are various types of these, and general contractors in Dallas usually fall under two main categories:

• Explicit Warranties: General contractors in Dallas typically provide explicit warranties in their contracts or project bids to the client.
• Implied Warranties: Although implied warranties are not written, they are still recognized by law and can be used by a general contractor to guarantee that the work they perform will meet their expectations. These types of guarantees usually occur in every home remodeling or construction project, irrespective of the existence of an explicit warranty.

General contractors in Dallas typically offer various types of implied and explicit warranties. Some of these include:

• Call-back Warranties: A call-back guarantee allows homeowners to ask a contractor to come back and fix or replace a part of their home that was not done correctly. This type of warranty usually comes with a set timeframe and no additional cost.
• Materials and Equipment Warranties: Equipment and Materials Warranties are also known as warranty covers that guarantee that the items or materials used in a home remodeling project will perform as expected.
• Design-Build Warranties: These types of warranties cover the services of any design professionals, such as engineers and architects.
• Warranty of Habitability: This type of warranty are offered in residential building and structure project. This type of warranty assures that the finished structure or building will meet the intended use and safety of its occupants. It
• Vendor Warranties: Vendor Warranties are issued by the supplier or manufacturer of the products or services used during the home's construction or renovation.
• Workmanship Warranties: A workmanship warranty guarantees that the workers and subcontractors involved in the project will perform to the highest standards.

Before you hire a general contractor in Dallas for your project, it's vital that you know about the types of warranties they offer. Per Chapter 430 of the Texas Property Code, a general contractor is required to provide their clients with a written warranty that covers their workmanship, fit, and finish of certain building components like:

• Cabinets
• Flooring
• Interior and exterior walls
• Mirrors
• Countertops
• Trim
• Paint finishes

Even if the general contractor does not provide you with a written warranty, this type of guarantee can still be effective if you make a claim within ten years of the project's completion.

Before you sign a contract with a general contractor in Dallas, make sure that the terms and conditions of the agreement are clearly communicated to you. In some instances, you can also file a claim against the general contractor if the warranty they provide is not honored. Per Section 16.009. of the Texas Civil Practice and Remedies Code, you can file claims against a general contractor related to the design, planning, and inspection of the project within ten years from the date of the project's completion. This period can also be extended for up to two years if you present a written claim for damages.

Can You Provide References of Clients Served in Dallas?

When hiring a contractor for a home improvement or construction project in Dallas, it is usually common for friends and family to recommend someone who has successfully completed a similar project. You can also contact the Dallas Building Inspection Office at (214) 948-4480. Likewise, you can use the online directories of various trade associations referrals. Examples of these associations include:

• Texas Construction Association
• The Associated General Contractors of Texas
• The National Association of Home Builders

Before you hire a general contractor, make sure that you request at least three verifiable references from past clients who had a similar project. Most general contractors will not hesitate to provide this information as this is a way to check your general contractor's professionalism, competence, and reliability. Be wary of general contractors who are hesitant to provide references. They might not be able to provide you with the necessary information to confirm their legitimacy.

Also, contact the individuals who have offered testimonials and reviews on the general contractor. You can also check for additional testimonials and reviews about a general contractor by visiting third-party websites such as Google Review, Better Business Bureau, Yelp, and other reputable platforms. Similarly, you can contact the Consumer Protection Division of the Texas Attorney General's Office at (800) 621-0508 to verify if there are any complaints filed against your intended general contractor in Dallas.

What Is the Expected Timeline for This Project?

One of the most important reasons to hire a professional general contractor in Dallas is that they can give you an expected timeline for your project. This ensures that you get the best possible service from professionals. The construction timeline provided by a professional general contractor is usually dependent on various factors:

• The nature and scope of the project
• The time of year the project will happen
• The prevalent weather conditions in your locality
• The availability of required construction materials, subcontractors, and construction crew
• Changes to the construction scope or plan
• Regulatory requirements such as licenses, Permits, and inspections

Some of the Benefits of having a set timeline for your construction project include:

• It helps with time management.
• It helps you monitor the progress of the project.
• It helps ensure that tasks are properly allocated and executed.
• It controls costs and increases work efficiency.
• It gives you a definite time frame to plan for upcoming events such as relocations, new births, retirements, and weddings.
• It helps you factor in possible delays to the project's completion and enables the contractor to come up with ways to mitigate these delays.
• It helps prevent misunderstandings with your general contractor at the end of the day.
• It helps you determine when the project will be concluded.