Why we wrote this
We're not the only contractor in Austin. We're not even the only one on your street. And honestly? Some of our competitors do great work. But the industry is full of bad actors too. Guys who under-quote, over-promise, take a 50% deposit, and disappear. Storm-chasers from out of state who knock on doors after hail. Outfits that bid low because they cut corners on everything that matters.
This playbook is the system we wish every Austin homeowner used before hiring anyone, including us. If you read this and decide to call us, we'd be honored. If you read this and decide to hire someone else, that's fine too, as long as you hire them the right way. The goal is that you don't get burned.
Let's get into it.
The 12-Point Vetting Checklist
Before any contractor walks your property, before any quote, before any handshake, you should be able to verify all 12 of these. If they can't or won't help you check them, that's your answer.
1
State license, in writing. Roofing, electrical, plumbing all require licenses in Texas. General contracting does not, but a real business will have an LLC, EIN, and registered name you can verify on the Texas SOS website.
2
General liability insurance: certificate, not just a claim. Ask for the actual COI (Certificate of Insurance) emailed directly from their insurer, not from them. $1M minimum coverage is standard.
3
Workers' comp coverage. If a worker gets hurt on your property and the contractor doesn't have comp, your homeowner's insurance is the next stop. Verify it.
4
Local business address. A real Austin contractor has a real Austin address. PO boxes and out-of-state phone numbers are a yellow flag, especially after storms.
5
Online reviews from multiple sources. Google, Facebook, Nextdoor, BBB. Look for reviews that mention the same person/owner by name. 30+ reviews with consistent themes beats 5 perfect ones.
6
Recent local references you can call. Ask for 3 customers from the last 6 months in your area. Call them. Ask "would you hire them again?" and listen for hesitation.
7
Work portfolio with addresses. Real photos of real recent work. Drive by one if you can. Ask "is this their work or stock photos?"
8
Permit history. Reputable contractors pull permits and have a track record at City of Austin / Williamson / Hays inspections. You can ask, and you can verify.
9
Written, line-itemed estimates, not a single lump sum. Materials separated from labor. Permits, dump fees, and disposal called out. If they refuse to itemize, walk.
10
Written warranty in the contract. Verbal warranties are not warranties. Ask what's covered and for how long, and look for it in the contract before you sign.
11
Same crew that bids the job actually does the work. Many companies use independent subs you've never met. Ask directly: "Is the team you're sending the crew you employ, or subs?"
12
Communication style that matches yours. Daily texts? Weekly check-ins? In-person walks? Decide what you need and ask if they do it. Mismatched communication is the #1 reason "good" projects feel bad.
8 Red Flags That Should Make You Walk Away
If you see any of these, the smart move is "no, thanks", even if the price looks great.
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Door-knocking after a storm. Reputable Austin contractors don't drive around chasing hail damage. The companies that do are out-of-state outfits who'll be gone before your warranty matters.
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"No permit needed" for a project that needs one. Most decks, patio covers, and structural work in Austin require permits. A contractor offering to skip them is either inexperienced or willing to put your home and resale at risk.
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50%+ down payment. Standard is 10-30% to get on the schedule and lock in materials. If they're asking for half upfront, ask why. If they need it to "buy materials," that's a cash-flow problem. Their problem, not yours.
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Bid significantly below everyone else. If three contractors quote $14k, $13k, and $7k, the $7k is the trap. Either the materials are cheaper than represented, the labor is corner-cut, or there will be "surprise" change orders mid-build.
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Pressure to sign today. "This price is only good until Friday." Real contractors don't run flash sales on roofs and decks. If they're pressuring you, walk.
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Cash-only or "off the books" pricing. A contractor who won't write up a real invoice is a contractor who can't be insured, can't be permitted, and can't be held accountable when something goes wrong.
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Refusing to itemize the quote. "It's just $X total" with no breakdown protects them and exposes you. Insist on materials, labor, dump fees, and permits separated.
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"Insurance will pay for everything, sign here." Some storm-chasers offer to file your insurance claim with you and waive the deductible. That's insurance fraud and it's your name on the claim. Walk.
The Real Cost of Cheap
Here's the math people don't think about. Picking the lowest bid feels like winning. It usually isn't.
A $2,000 cheaper roof that uses 15-lb felt instead of synthetic underlayment, skimps on flashing, and has a 1-year warranty? Costs you a $14,000 leak repair and ceiling rebuild three years later.
A $3,000 cheaper deck built with 4x4 posts on tamped soil instead of 6x6 posts on poured footings? Costs you a partial rebuild within 5 years when the posts twist or sink.
A $1,500 cheaper fence with cheap nails and ungalvanized brackets? Costs you streaks of rust bleeding down the cedar within a year and a fence that's loose at 5 years.
A $5,000 cheaper siding job done without proper house wrap or flashing tape? Costs you tens of thousands in moisture damage when you sell the house and the inspector finds it.
The lesson: contractors don't get cheaper by being more efficient. They get cheaper by removing things you can't see. The materials, hardware, and prep are 70% of why a project lasts. Cutting them is the easiest way to lower a bid.
Project Scope Planning Worksheet
Most homeowners get a quote before they actually know what they want. That's how scope creep happens, and how you end up over budget. Fill this out before you call anyone.
What I'm building
Be specific. "A bigger backyard space" isn't a project. "A 14x16 covered patio with cedar T&G ceiling and 2 fans" is.
Type of project: ____________________________
Approximate size: ____________________________
Material preference (or "open"): ____________________________
Finish/color preference: ____________________________
My must-haves
The 3-5 things that make this project worth doing.
1. ____________________________
2. ____________________________
3. ____________________________
4. ____________________________
5. ____________________________
My nice-to-haves (drop if budget tight)
Things you'd love but could cut. Knowing this in advance lets you negotiate.
1. ____________________________
2. ____________________________
3. ____________________________
My deal-breakers
Anything you absolutely don't want. Tell every contractor up front.
1. ____________________________
2. ____________________________
3. ____________________________
Timing & budget reality
Be honest with yourself before you ask anyone else.
Ideal completion date: ____________________________
Hard deadline (if any): ____________________________
Budget range I'm comfortable with: ____________________________
Maximum I could stretch to: ____________________________
Before You Sign: The Contract Safety Check
Before you put pen to paper, the contract needs to spell out every one of these in writing. If any is missing, ask for it added before signing.
✓
Scope of work. What's being built, with measurements and material specs.
✓
Total price, line-itemed. Materials, labor, permits, dump fees called out separately.
✓
Payment schedule. Deposit %, milestone %, and final payment terms.
✓
Start & completion dates. With any weather/permit-related extensions clearly defined.
✓
Change order process. How changes get priced, approved, and added, in writing, before they happen.
✓
Warranty terms. What's covered, for how long, and what voids it.
✓
Lien waivers. Final payment should be conditional on a signed lien waiver from the contractor (and any subs).
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Cleanup & final walkthrough. Confirms cleanup is included and final payment happens after a walkthrough you sign off on.
Found a contractor you trust? Hope it's us.
Free on-site estimate. Same-day callback. Line-itemed quotes. Written warranty. The full Vetting Checklist above is exactly how we run our business.
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