5 Min Read
Building a custom home is a commitment, and you want a builder who is just as committed to your home as you are. While Texas does not require a state license to work as a home builder or general contractor, there are local and trade-specific regulations that these professionals have to meet. In addition, asking the right questions can tell you if a builder will be a trustworthy partner for your project. So, which ones should you ask?
This guide covers what to ask a custom home builder, including finding out about their insurance coverage and permit history, and how they'll handle a warranty claim after you move in.
Jump to a section using the links below:
- How Builder Licensing Works in Texas
- Questions About Experience and Past Work
- Questions About Licensing, Insurance, and Permits
- Questions About Pricing and the Contract
- Questions About the Design Process
- Questions About Timeline and Communication
- Questions About Warranty and What Happens After You Move In
- The Importance of a Good Relationship With Your Builder
- Frequently Asked Questions About Finding a Custom Home Builder
How Builder Licensing Works in Texas
Texas doesn't issue a state license for general contractors or home builders, doesn't require a bond, and asks only for business registration at the state level. Here's how the different licensing requirements vary in the state.
| Requirement | Status in Texas |
|---|---|
| State home builder license | Not required |
| State bond | Not required |
| Business registration | Required |
| Trade licenses (electrical, plumbing, HVAC) | Required through the Texas Department of Licensing and Regulation |
| Local city or county registration | Varies by jurisdiction |
Ask whether the builder holds an active registration in the specific city or county where you're building and can show a permit history there, since a builder who has pulled permits in your area before already understands what that office expects.
Questions About Experience and Past Work
A builder needs to have demonstrated experience building the kind of home you want and a portfolio to showcase it. Dig deeper into their experience by asking:
- How many homes similar in size and site conditions to mine have you completed?
- Can I walk through a home you've finished recently?
- Can I talk directly with a client who moved in within the last year?
- What range of styles have you designed and built?
A qualified builder should answer you with specific answers you can verify, such as an address, a phone number for a past client, or photos organized clearly by individual project. If a builder can only offer general claims about experience without naming a specific project, that is a potential red flag.
Questions About Licensing, Insurance, and Permits
Look for these documents to ensure a builder can meet any applicable regulations:
- Proof of general liability insurance and workers' compensation coverage?
- Registration with the city or county where you will be building, and a verifiable permit history?
- A designated process for securing permits (also, find out if this is included in the bid)
- Insurance coverage documents (or find out if your policy covers contractor work)
Request a certificate of insurance and ask whether you can be listed as a certificate holder, which means the insurance company notifies you directly if coverage lapses during construction. If an uninsured subcontractor is injured while working on your property, liability can potentially fall back on you depending on your own coverage and the circumstances. Confirming subcontractor insurance in writing protects you as much as it protects the builder.
Questions About Pricing and the Contract
A clear cost estimate should include more than just the cost of labor and materials. It should also include items like:
| Contract Detail | What a Good Answer Sounds Like |
|---|---|
| Allowances | Specific dollar amounts tied to real product options |
| Change orders | A written process for pricing and approving any change before work starts |
| Payment schedule | Payments tied to completed milestones, with a sample schedule you can review |
Ask to see a sample payment schedule from a past project, and ask how a change gets priced once construction is underway.
Questions About the Design Process
A builder's design process impacts more than just how well they can install finishes and help you pick a color palette. It can also affect how well they manage the other details of your project.
If the Builder Designs In-House
Find out whether a designer stays involved once construction starts, or whether the design team hands off the plans and moves on to the next project.
If You're Bringing Your Own Plans
A good builder will walk your design through a review against real construction costs before anything gets built, and can explain that process clearly when you ask.
Questions About Timeline and Communication
A realistic schedule and a clear line of communication keep a project on track just as much as the construction itself. These are the questions that can help you gauge how well a contractor will manage your project's schedule and keep you in the loop:
How long will a project like mine realistically take? Ask for a range built specifically around your site and plans, and ask what factors, like material lead times, weather, or a jurisdiction's typical permit review time, already went into that estimate.
How often will we meet once construction starts? Ask whether check-ins happen on a set schedule or only when a decision needs your input. A builder who visits the site regularly on their own stays ahead of small issues well before the final punch list.
Who is my main point of contact during the build? Ask whether that person changes as the project moves from foundation to framing to finish work, or stays the same from start to finish.
Questions About Warranty and What Happens After You Move In
Get the warranty in writing and attached to your contract, so you have it on hand whenever you need it.
| Coverage Category | What to Ask |
|---|---|
| Workmanship and materials | What's the length of coverage, and what's excluded? |
| Major systems (plumbing, electrical, HVAC) | Is this tracked on a separate timeline from workmanship coverage? |
| Structural elements | What counts as structural, and how long is it covered? |
| Filing a claim | Who do you contact, and how quickly do they respond? |
In addition to addressing those factors, ask whether the builder handles a warranty claim directly or routes it through a third party. If through a third party, ask for more information about the company that will handle the claim.
The importance of a good relationship with your builder
Vetting a builder through asking a thorough set of questions is not about giving yourself a clear picture before you commit to a partnership that will last close to a year, sometimes longer. A builder who answers these questions openly and has proof of their quality of work is a signal that they will handle your project with professionalism and respect.
If something about a builder still doesn't sit right after all of that, trust that instinct. A good relationship with your builder starts with the same openness you're asking for here, and it carries you through every decision between the first sketch and the final walkthrough.
Frequently Asked Questions About Finding a Custom Home Builder
Find a Qualified Home Builder Based in East Texas
Choosing the right builder is one of the biggest decisions in this whole process, and it's worth taking your time on. Bort Custom Homes is led by Gary Bort's more than 30 years of custom home design and construction across East Texas, and every project still starts the same way, with a conversation about your land, your budget, and the home you're picturing. Gary stays involved through design and into the build itself, all the way to your final walkthrough.
Take a look through our portfolio to see the range of homes we've built, or read through our process to see how design and construction stay connected for the life of the project.
Contact Us
When you're ready, reach out and have a conversation with our team.
