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
Free in-person walk-through before the final quote. A rough ballpark over the phone is normal and useful. The final, written quote you sign should come after the contractor walks the project with you in person. Anyone giving you a firm contract price without seeing the work in person is either guessing or planning to surprise you with change orders later.
2
General liability insurance, verified. Ask for a Certificate of Insurance (COI). The certificate lists the insurance agent — call them to confirm the policy is active. Don't accept a verbal "yes, we're insured" without the paper.
3
Same-day or next-day callback when you first reach out. Communication is the #1 reason "good" projects feel bad later. If they're slow to call you back when they're trying to win your business, imagine how slow they'll be once the contract is signed. Set the bar at same-day callback, every time.
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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Won't put changes in writing. Almost every project has at least one mid-stream change: added scope, a material substitution, a surprise repair under the old deck. A trustworthy contractor writes up every change order with the new cost, gets your signature, and only then does the work. Verbal-only changes are how a $14,000 project quietly becomes a $22,000 project with no paper trail.
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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.
How to Compare 3 Quotes Apples to Apples
Most homeowners get three contractor quotes and then default to picking the middle one or the cheapest. That's a coin flip, not a decision. Here's the actual way to compare quotes so you know which one is really the best deal.
1. Confirm every quote covers the same scope.
Before you compare totals, make sure all three are quoting the same project. Same square footage, same materials, same prep work, same finishes. If one quote is $3,000 less because it doesn't include tear-off and disposal of the old project, that's not actually a lower quote — it's an incomplete one.
2. Compare the line items, not just the totals.
A line-itemed quote should break out materials, labor, permits, dump fees, and disposal separately. When you put three quotes side by side, the total is usually the least useful number. The real story lives in the lines.
Example: Quote A says $7,800 total. Quote B says $8,900 total. Quote C says $7,600 total. Looks like C wins. But Quote A includes permits and dump fees, Quote B includes them too, and Quote C doesn't mention either. Add the missing $600 to Quote C and now it's actually the highest. The total is just a headline. Read the lines.
3. Look at what's not in each quote.
Pull out a notepad and check each quote against the same list:
- Tear-off and demo of the existing project?
- Permit fees and HOA submission?
- Dump fees and final cleanup?
- Stain, seal, or paint?
- Hardware grade (galvanized vs. coated vs. stainless)?
- Warranty length and what it covers?
If a quote doesn't mention something the others do, ask. Either it's included by default for that contractor (good — they don't itemize the obvious), or it's a "surprise" change order waiting to happen (bad).
4. The communication test.
Three quotes means three contractors are texting and calling you. Pay attention to the experience. Whose responsiveness, clarity, and patience can you actually live with for the next two to four weeks of your life? Hire the contractor whose communication style matches yours, even if they're not the cheapest. A great deal with a bad communicator is a stressful project. A fair deal with a great communicator is a smooth one.
The bottom line: the best quote isn't the lowest number. It's the one where you know exactly what you're paying for, you trust the person who'll be running the project, and there are no blanks waiting to be filled in later.
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).
✓
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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