Get Quotes from Top General Contractor in San Antonio, TX

Are You Licensed to Practice as a General Contractor in San Antonio?

Section 10-115 of the San Antonio Code of Ordinances provides that every individual who offers home improvement, construction, or building services within the city must register with the city's Development Services Department (DSD). As such, any individual with the intention of carrying out general contractor-related work must first obtain a proper license. Failure to do so will be considered a Class C misdemeanor, an offense that carries a penalty of up to $500.

General contractors who wish to register with DSD can do so under the following categories:

• Residential Building Contractor: These individuals can provide services such as home improvement, construction, and modification of new or existing structures. Besides these, they also perform repairs and alterations on new and existing structures.

• Home Improvement Contractor: As a home improvement contractor, these individuals can only provide non-structural repairs and alterations to residential buildings and detached accessory structures that are less than 400 square feet. These include conversions, modernizations, and replacements.

Note that general contractors who provide services solely to commercial establishments do not require a license or registration with the DSD. Meanwhile, both residential and home improvement general contractors are required to fill out and submit a Home Improvement Contractor Registration Application Form or a Residential Building Contractor Registration Application Form, respectively, to:

All applicants must submit the form in person to ensure that their registration process is completed properly. They must also provide other documents related to their registration before it can be processed, such as:

• Paying a stipulated registration fee
• Completing a mandatory FBI national background check
• Submitting a valid government-issued photo I.D.
• Submitting proof of acceptable liability insurance coverage
• Provide any additional documentation that the DSD may deem necessary at the time of the registration.

Before concluding the hiring process of a general contractor for your project in San Antonio, make sure that they have been duly registered with the DSD. Doing so can help you verify their legitimacy and assure that the contractor follows the proper regulations. To do this, you can contact DSD at (210) 207-1111 or use the Contractor Search portal the department provides. To learn more about the requirements for general contractors and the registration procedure, you can contact the DSD through the contact information provided above.

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

The cost of hiring a general contractor in San Antonio is dependent on various factors, such as:

• The cost of materials required
• Site conditions and accessibility
• The urgency of the project
• The quality of prepared construction and site plans
• Labor costs
• The type of project
• The nature and scope of the project
• The location of the project within the city
• The cost of permits needed for the project

Before you hire a general contractor in San Antonio, it is important that you get quotes from multiple general contractors in the city. Doing so will allow you to compare their prices and make an informed decision regarding hiring a general contractor who can see to your needs. General contractors usually use one of the following pricing methods when giving you an estimate for the intended project:

• Lump sum pricing: A general contractor usually uses this method to provide all of the services they have agreed upon for a fixed price. This type of pricing is typically preferred for projects with a well-defined scope.

• Cost plus pricing: This method requires the project owner to pay for the total cost of labor, support, and materials, including a predetermined percentage of the total cost of the project to the general contractor. The general contractor can earn up to 20 percent of the project's cost if the total cost is below the estimated amount. The client might have to pay additional costs if the project exceeds the estimate. This method is beneficial for projects that have an uncertain overall scope.

When choosing a general contractor in San Antonio, rather than just hiring a contractor who provides the lowest price, always consider other factors, such as the contractor's reputation and the quality of their services. Note that contractors who offer lower prices can increase their prices after the project starts, which is not a good idea. As such, always ask for an explanation for the low estimates before completing the hiring process.

General Contractors in San Antonio earn an estimated annual average wage of $67,330. 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?

General contractors in San Antonio typically handle the day-to-day operations of construction projects. Nonetheless, the specific service they can provide depends on the contractor and the type of project to be carried out. Typically, general contractors provide the following types of services in the city:

• Ensuring that their work is done according to the standards and safety measures required by the building codes in the city.
• Ensuring the project is completed according to the schedule, general contractors also monitor the various aspects of the project, such as the cash flow and their workers' payments.
• Monitoring the various aspects of the project, such as cash flow, scheduling, and worker payments.
• General contractors perform actual construction activities such as repairs and renovations.
• Providing cost estimates for the project
• Providing materials needed for the project
• Supplying labor for the project
• Coordinating with suppliers and vendors
• Keeping accurate records of all aspects of the project
• Hiring specialized subcontractors where necessary
• Ensuring that all necessary permits are obtained
• Overseeing the quality and timeliness of the work carried out

Before you sign a contract with a general contractor, it's crucial that you confirm the services that the contractor will provide for the project. Some general contractors will provide the work through their crew, while others may hire a sub-contracted worker to complete the task. In some cases, a general contractor might also have to hire other subcontractors to work alongside their crew if they don't have the necessary personnel to carry out the work.

Subcontracted workers are usually hired to handle certain tasks that a general contractor or laborer may be unable to handle. These include electrical work, plumbing, heating, cooling systems, and carpentry. There are some critical differences between working on construction projects with general contractors and sub-contracted workers, and these include:

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

In San Antonio, building permits are required for various construction projects, such as repairs, modification, demolition, replacement, and alterations. However, certain construction projects can be exempted from these permits. For instance, if the work to be carried out involves decking that doesn't exceed 200 square feet, is not more than 30 inches above grade, or is not attached to the dwelling and does not serve as an exit door, then a permit will not be required. In addition, certain types of repairs are also required to follow certain restrictions. These include using materials and designs on properties located in the city's historic, corridor, or neighborhood conservation districts.

The San Antonio Development Services Department (DSD) is responsible for issuing permits for construction projects in the city. Note that if you obtain a permit, your project will enjoy the following benefits:

• Your project will be carried out according to building standards in the city
• It increases your property's value
• It saves you money on insurance
• It protects you from city or state-imposed sanctions for noncompliance
• It limits your exposure to avoidable liability and costs
• It is easier to sell your property on the market

These permits can be obtained by either project owners or city-registered general contractors who can submit an appropriate application form through the agency's One-Stop Center at:

Alternatively, applicants can apply via the Building Department's BuildSA online portal. To use this portal, interested individuals must create a user account. Details about creating a user account and navigating the portal can be found on the customer resources page provided by the DSD for public use.

For certain types of projects, applicants may be required to provide additional documents, such as project plans and drawings, for review. Once all relevant documents are submitted and the application fee is paid, DSD will review the application and documents before approval. Once the permit is issued, the intended projects can commence.

This type of work is subject to inspections by the DSD to ensure that it is carried out according to the city's building regulations and ordinances. Applicants can schedule an inspection online using the online portal or via the DSD's mobile-friendly Inspection Scheduler. Applicants can also schedule an inspection by calling the Inspection Request Line at (210) 207-1111 (note that this option has a $3.00 fee)

Note that general contractors are not allowed to request pull permits or schedule inspections. Only a licensed trade contractor can apply for such permits. However, the general contractor is responsible for linking the trade permit to the correct building permit. To get more information about the process involved in obtaining a permit for construction projects in San Antonio, you can contact the DSD by phone at (210) 207-1111 or online. You can also reach the agency through its One-Stop Center located at 1901 South Alamo Street.

Do You Work with Subcontractors?

When choosing a general contractor for your project, it's crucial that you know if they will be working with other contractors. In San Antonio, there are several reasons why general contractors have to hire subcontractors.

• For increased flexibility and job productivity
• To increase cost efficiency
• For assistance on large or diverse projects
• To perform specialized tasks that their workers are not skilled or licensed to carry out

Since many general contractors or workers in San Antonio do not have the necessary skills and licenses to perform certain tasks, they often hire subcontractors. Some of the specialized projects that general contractors typically include subcontractors for include:

• Roofing
• Appliance installation
• Welding
• Painting
• Drywalling and insulation installation
• Window installation
• Electrical work
• Plumbing
• HVAC installations
• Carpentry

Although it is usually the general contractor's responsibility to hire these subcontractors, it is also important that you take the necessary steps to ensure that you are not held liable for any disputes that might arise between them. Some of the common reasons why disputes between the general contractor and the subcontractors might arise include:

• Late payments
• Shoddy or unsatisfactory work

Texas Prompt Payment Act requires that project owners pay their general contractors within 35 days of receiving their invoice. Per Chapter 28 of the Texas Property Code, general contractors are also liable to ensure all payments are made to their subcontractor not later than seven days after receiving payment. The contractor will be liable for any debts or delays their subcontractors might experience due to delayed payments. Although this protects against these types of debts, you can still be held liable for any damages caused by a lien placed by the subcontractor on your property.

Per Chapter 53 of the Texas Property Code, subcontractors in San Antonio are allowed to file a mechanics lien if they do not receive their payments. This law can be used to force you to make payments to a sub-contractor if your general contractor fails to pay. Even if you have paid the general contractor the required amount, the sub-contractor can still file a lien if they have not received their payments.

If you have a lien on your property, it can cause various problems for your property, like difficulty using the property as collateral, refinancing, putting the property on the market for sale, or double payment for the same job.

Although it is possible to dispute a lien, it can be very costly and time-consuming to go through the process. Therefore, you must take the necessary steps to avoid getting involved in these types of disputes. Before you hire a general contractor in San Antonio, it is important that you thoroughly research your intended general contractor to ensure that they are professional and reputable by doing the following:

• Due Diligence: Carrying out due diligence to confirm the general contractor's qualifications and professionalism
• Timely payments: Ensure you make timely payments to your general contractor.
• Written contract: Always write any arrangements made with your general contractor. Only sign documents that you understand.
• Lien waiver: Insist on a lien waiver. This will not allow the subcontractors to file a mechanics lien on your property. This will also help ensure that the general contractor is held accountable for any disputes.
• Bonding status: Another important step that you should take is to ensure that the general contractor has a payment bond. This will allow the subcontractors to file a claim against the bond instead of placing a lien on your property.

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

In 2020, the Bureau of Labor Statistics reported almost 5,000 fatal work injuries in the U.S. The construction, maintenance, and repair industries accounted for over 28 percent of this figure. Over 200 non-fatal work injuries were reported for maintenance and repair workers during the same period. This industry is considered to be a highly hazardous occupation. Workers in this industry face different types of risks, such as:

• Exposure to silica dust, asbestos, and other toxic substances
• Electrocutions
• Cuts, tears, and lacerations from tools and sharp objects on work sites
• Exposure to extreme weather
• Falls from heights
• Exposure to loud, excessive, and repetitive noises
• Electrocutions
• Awkward working positions
• Injuries from flying debris and falling objects

You should hire an insured general contractor to protect you from potential legal and financial liability should a worker get injured on the job. Having an insured contractor ensures you do not have to pay out-of-pocket expenses resulting from the damages or errors made by the contractor during the project.

Per local ordinance in San Antonio, general contractors registered as home improvement contractors are required to carry liability insurance with a minimum limit of $300,000 for each occurrence, an aggregate limit of $660,000 for property damage and bodily injury, and $300,000 aggregate for products and completed operations. Likewise, general contractors registered as residential building contractors are required to carry liability insurance with a minimum limit of $500,000 for each occurrence, an aggregate limit of $1 million for property damage and bodily injury, and $500,000 aggregate for products and completed operations.

Before hiring a general contractor in San Antonio, it is advisable to confirm that they have the necessary insurance coverage to protect you from potential legal and financial liability. To this end, request a copy of their insurance certificate, and you can also check the authenticity of the insurance certificate by contacting the relevant insurance company. For more information on the mandatory insurance requirements for general contractors in San Antonio, contact the city's Development Services Department at (210) 207-1111.

Do You Provide a Warranty for Works Completed?

General contractors offer warranties to consumers, who are usually assured that the services or goods they purchase will perform as expected. These types of guarantees are typically offered in two categories:

• Explicit warranty: This is typically written and is included in a project's contract or proposal.
• Implied warranty: An implied warranty isn't always written. Nonetheless, it is still recognized by law. This type of guarantee can be found in construction projects regardless of whether or not the written warranty is issued.

General contractors in San Antonio offer different subcategories of explicit and implied warranties.

• Material and equipment warranty: This covers the materials and equipment used during construction. These guarantees are usually offered to ensure that the products perform as expected.
• Call-back warranty: This type of warranty provides a specific period that the homeowner can call back if they are unsatisfied with the work.
• Vendor Warranty: This type of warranty is usually offered by the seller or manufacturer of the different products used during construction.
• Design-build warranty: It covers the services of various professionals, such as architects and engineers, during construction.
• Workmanship Warranty: This type of warranty is usually offered to ensure that the work the professionals perform during construction will be performed to the highest standards.
• Warranty of habitability: This type of guarantee assures that the finished structure or building will be safe to live in. This type of protection is usually offered for residential structures.

When it comes to hiring a general contractor in San Antonio, it is important that the client knows about the type of warranty that will be issued for the project. In addition, it is also important to note that the general contractor must issue a written warranty to clients according to Chapter 430 of the Texas Property Code. For instance, the warranty will typically be assuring the client that:

• The home's systems, like electrical, heating, and plumbing systems, are correctly installed.
• That it will cover any unskilled construction
• The home will be free from defects in materials.

Although a general contractor can usually determine the areas of coverage that they will provide for different types of structures, these areas do not usually include all of the components and materials of a building:

• Construction work not carried out by the general contractor or their sub-contractor
• Damages caused by the homeowner or property damage
• Normal warranties
• Damages caused by a third party.

Before you hire a general contractor in San Antonio, it is also important that the terms and conditions are clearly communicated to you. If the general contractor does not honor their warranty, then you can file a claim against them per Section 16.009 of the Texas Civil Practice and Remedies Code. In Texas, a general contractor can be sued for various actions related to project planning, design, and inspection. You can also file a claim against a general contractor if you believe they did not perform their duties appropriately during the planning, design, and inspection of a project within ten years from the date of the project's completion.

Can You Provide References of Clients Served in San Antonio?

When looking for a general contractor in San Antonio, you can usually get referrals from people who have already completed similar projects. You can also conduct online searches and connect with other contractors through trade associations and websites such as:

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

Regardless of how you approach hiring a general contractor, asking your intended contractor in San Antonio for references from past clients before signing a contract is essential. Having these individuals provide their past clients' testimonials will help you gauge their level of experience, professionalism, and legitimacy. If a general contractor refuses to provide you with references or doesn't offer you multiple references, this could be a red flag that they are not taking the necessary steps to ensure that their work is appropriately performed or that they are fraudulent.

Before hiring a general contractor in San Antonio, make sure that you contact references to get their first-hand experience with the contractor and their services. Doing so will allow you to gauge their level of expertise and professionalism. You can also check out the contractor's online reviews by visiting websites such as Google Reviews, Better Business Bureau, Yelp, and other similar platforms. Finally, you can contact the Consumer Protection Division of the Texas Attorney General's Office at (800) 621-0508 to confirm if there are any complaints filed against your intended general contractor in San Antonio.

What Is the Expected Timeline for This Project?

The timeline for construction and home remodeling projects in San Antonio can vary depending on various factors:

• The nature and scope of the intended project
• The time of year the project is expected to take place
• Applicable changes and modifications to the nature and scope of the project
• Regulatory requirements, such as permits and inspections
• The prevalent weather conditions during the intended period of the project
• Availability of construction materials, workers, and relevant trade subcontractors

One of the advantages of retaining the services of a general contractor in San Antonio is that they can provide you with a clear and practical timeline for your home remodeling or construction project. This allows you to make an informed decision regarding the projects, and also you stand to benefit from the following:

• Budget/cost control
• Increased work efficiency
• Proper task allocation and execution
• Improved communication between you and the general contractor
• Project progress can more easily be tracked.
• Early identification of possible project delays
• Better planning for upcoming events like new births, retirements, relocation, and weddings
• Reduced possibility of unsatisfactory service delivery and misunderstandings between you and the general contractor