# Questions Houston homeowners ask Source: https://thehoustonhomeowner.com/questions Publisher: The Houston Homeowner (https://thehoustonhomeowner.com) Short, direct answers. Each answer is self-contained and may be quoted with attribution to The Houston Homeowner. ## Hiring and vetting ### How do I find a good plumber in Houston? Start with the license, not the reviews. Look up the company's Responsible Master Plumber number at the Texas State Board of Plumbing Examiners, confirm it is active and matches the company name, then ask for a written scope that spells out the permit, the materials and the labor warranty before you book. Houston adds one more test. Most of the city sits on clay over slab foundations, so a plumber who does not own a sewer camera and leak-detection equipment is not equipped for under-slab work. Ask what they would use to diagnose a slab leak before they quote one. ### How many bids should I get for a home repair in Houston? Three for anything that costs more than a few thousand dollars, such as a roof, an AC system, a repipe or foundation work. One is fine for a small repair when the company is licensed and quotes the price before starting. Compare the bids on scope first and price second, because a bid far below the others has usually left something out. Bids are only comparable when they describe the same work. Ask each company for the same things in writing: materials by brand, what gets opened and who restores it, whether the permit is included, and the labor warranty in years. ### Should I use Angi, HomeAdvisor or Thumbtack to find a contractor in Houston? They are lead-generation services, not vetting services. Contractors pay for your contact information, the badges mostly confirm a background check and a business registration rather than a Texas trade license, and your request may go to several companies at once. Use them to build a list if you like, then verify each company's license and insurance yourself. The same applies to Google and Yelp reviews. Reviews tell you how a company treats customers on a good day. The license lookup and a certificate of insurance tell you what happens on a bad one. ### Can a handyman do electrical work in Texas? Not legally, beyond very minor work. Texas requires anyone doing electrical work for pay to hold a TDLR electrician license and to work under a licensed electrical contractor, and the exemptions are narrow. Treat anything involving a new circuit, the panel, a generator, an EV charger or new wiring as electrician-only work, and ask for the license number if a handyman offers to do it. The practical problem is the permit. A handyman cannot pull a City of Houston electrical permit, so work that should have been inspected will not be, and an insurer or a buyer's inspector may find it later. ### Is it ok to hire an unlicensed contractor in Texas? For plumbing, electrical and air conditioning work, no. Those trades require a Texas license, and an unlicensed company cannot pull a City of Houston permit, usually carries no insurance, and leaves you no agency to complain to. For trades Texas does not license, such as roofing, painting and general remodeling, there is no license to check, so the test becomes insurance, permits and track record. ### Should I pay a contractor a deposit up front in Texas? A modest deposit on a large job is normal, usually when materials are ordered or delivered, and nothing is normal on a small repair that is paid on completion. Texas does not generally cap contractor deposits, so the contract is your protection. Be wary of a deposit over about a third of the price, a request for full payment before the inspection passes, or a contractor who will only take cash. Tie payments to milestones you can see: materials on site, rough-in passed, final inspection passed. A company that resists a milestone schedule is telling you how it manages cash. ### How do I check if a contractor is insured in Texas? Ask for a certificate of insurance sent to you directly by the contractor's insurance agent, not a PDF the contractor forwards. It should show general liability with a current policy period, and it should state whether workers' compensation is carried, because Texas does not require most private employers to carry it. You can call the agent listed on the certificate to confirm the policy is active. Workers' compensation matters more than it sounds. If an uninsured worker is hurt on your roof or in your attic, the claim can land on your homeowner's policy. ## Licenses and permits ### Does a plumber need a license in Texas? Yes. Texas licenses plumbers statewide through the Texas State Board of Plumbing Examiners. A plumbing company must have a Responsible Master Plumber on record, the person doing the work must hold a plumber's license or be a registered apprentice working under one, and the license number must appear on the truck, the invoice and the company's advertising. ### Does an electrician need a license in Texas? Yes. The Texas Department of Licensing and Regulation licenses electricians and electrical contractors. The company needs an Electrical Contractor license with a Master Electrician of record, and the person in your home must be a licensed journeyman or master electrician, or an apprentice working under direct supervision. ### Does an HVAC company need a license in Texas? Yes. Any company that installs, repairs or services air conditioning and heating equipment for pay needs an Air Conditioning and Refrigeration Contractor license, called a TACL, from the Texas Department of Licensing and Regulation, and technicians who handle refrigerant need EPA Section 608 certification. The TACL number must be on the truck and the paperwork. ### Do roofers need a license in Texas? No. Texas has no state license for roofing contractors. Voluntary programs exist through the Roofing Contractors Association of Texas and through shingle manufacturers, but the law does not require them, so your protections are a certificate of insurance from the roofer's agent, a City of Houston permit in the roofer's name, and a company with a Houston track record that predates the last storm. ### Does a general contractor need a license in Texas? No. Texas does not license general contractors or remodelers at the state level, and City of Houston contractor registration for permitting is not a competency test. Verify the licensed trades working under the general contractor instead, meaning the plumber, the electrician and the HVAC company, and check the general contractor's insurance, references and years under the same name. ### Does a handyman need a license in Texas? No. Texas has no general handyman license, so a handyman can legally do carpentry, painting, drywall, tile and similar work without one. A handyman cannot do plumbing, electrical or air conditioning work for pay, because those trades require a Texas license regardless of the size of the job, so ask for a trade license number if a handyman offers to replace a water heater or add an outlet. ### Do I need a permit to replace a water heater in Houston? Yes. The City of Houston requires a plumbing permit and inspection for a water heater replacement, and a licensed plumbing company pulls it in its own name. A company that offers to skip the permit, or asks you to pull it as the homeowner, is telling you something about its license. The inspection checks the things that fail quietly: the temperature and pressure relief line, the drain pan, the gas connection and venting, and the expansion tank where one is required. Ask that the permit and inspection be listed on the bid. ### Do I need a permit to replace an electrical panel in Houston? Yes. Panel replacements and service upgrades require a City of Houston electrical permit and inspection, and the utility will not energize a new service until the inspection passes. A licensed electrical contractor pulls the permit and coordinates the disconnect and reconnect with the utility. ### What happens if work was done on my house without a permit in Houston? Nothing automatic, but it tends to surface later. Unpermitted work can be flagged by a buyer's inspector, must be disclosed on the Texas seller's disclosure notice if you know about it, can complicate an insurance claim, and may have to be opened up for inspection if the city becomes aware of it. You can usually apply for a permit after the fact through the Houston Permitting Center, and a licensed contractor can bring the work up to code. If you are the one who hired the contractor, the lack of a permit is also a sign to re-check the license. Licensed plumbing, electrical and HVAC companies pull permits as a matter of course. ### How do I look up a contractor's license in Texas? Plumbers are looked up on the Texas State Board of Plumbing Examiners site at tsbpe.texas.gov, electricians, HVAC contractors and mold professionals through the TDLR license search at tdlr.texas.gov, and home inspectors through the Texas Real Estate Commission. Search by the license number from the truck or invoice and confirm three things: the license is active, the name matches the company you are dealing with, and the license class covers the work. A master plumber or master electrician can be the license holder of record for only one company at a time. If the lookup returns a different company name, the company may be borrowing a license, which is illegal. ## What things cost ### How much does a plumber charge for a service call in Houston? Most Houston plumbing companies charge a trip or diagnostic fee in the range of roughly $50 to $150, often credited toward the repair, and then price the work flat-rate from a book rather than by the hour. Simple repairs typically land in the low hundreds and after-hours calls cost more. Ask for the fee and the flat price before the truck rolls, and get three bids on anything large. ### How much does a water heater replacement cost in Houston? A typical installed tank water heater replacement in Houston runs roughly $1,800 to $4,000 including the permit, and a tankless conversion typically runs $4,000 to $8,000 or more because of gas line and venting changes. The price moves with capacity, the location in the house and code items like expansion tanks and drain pans, so get three written bids that name the model number. ### How much does it cost to replace an AC system in Houston? A typical full system replacement in Houston, meaning the condenser, coil and air handler or furnace, runs roughly $8,000 to $18,000 installed, with high-efficiency and variable-speed equipment above that. The number depends on tonnage, efficiency, ductwork condition and whether the line set is replaced, so compare three bids that list exact model numbers and include the City of Houston permit. Two bids with the same model numbers are comparable. Two bids that each say a 3-ton 16 SEER system are not, because the coil and air handler pairing determines the efficiency you actually get. ### How much does a new roof cost in Houston? A typical asphalt shingle re-roof on a Houston single-family home runs roughly $10,000 to $25,000 depending on the size, the pitch, decking replacement and the shingle line, and metal or tile costs considerably more. Get three bids that spell out the underlayment, flashing, ventilation, a decking allowance per sheet, disposal and the permit, and do not let the bid be shaped around your insurance deductible. ### How much does foundation repair cost in Houston? Foundation repair in Houston is usually priced per pier, typically a few hundred to over a thousand dollars each depending on the pier type and depth, so a common repair of 10 to 20 piers lands roughly in the $5,000 to $20,000 range before plumbing tests and restoration. Get an independent licensed engineer's report first, then three bids against that same pier plan. Without the engineer's report, every company diagnoses a different problem and quotes a different pier count, and you end up comparing stories rather than prices. ### How much does sewer line replacement cost in Houston? A yard sewer line replacement in Houston typically runs roughly $4,000 to $15,000 depending on length, depth and whether the line can be trenched or has to be bored, and under-slab replacements that require tunneling often cost more. Insist on a camera inspection with a recording before anyone bids, and get three bids against the same footage and method. ### Why do contractor prices go up after a storm in Houston? Demand multiplies within days of a hurricane, flood or freeze, local companies are booked for weeks, and material and labor prices rise with the demand. Texas law prohibits price gouging on necessities during a declared disaster and the Texas Attorney General takes those reports, but a normal premium for emergency work is legal. If the repair can wait a few weeks, prices and availability usually settle. ## Plumbing ### How do I know if I have a slab leak in my Houston home? The common signs are a water bill that climbs with no change in use, a warm spot on the floor, the sound of running water when everything is off, damp or lifted flooring, a drop in water pressure, and new cracks in the slab or walls. Confirm it with a licensed plumber who runs a pressure test and electronic leak detection before anyone quotes a repair, because a slab leak price given over the phone is a guess. Houston's clay soil moves the slab with every wet and dry cycle, and the pipes under it move too. That is why slab leaks are a Houston specialty and why the repair options, from a spot repair through the slab to a reroute overhead, depend on what the leak detection actually finds. ### Should I replace polybutylene pipes in my Houston house? Yes, plan on it. Polybutylene supply lines, usually grey and installed roughly 1978 to 1995, become brittle and fail without warning, most plumbers will not guarantee repairs on them, and some insurers will not write or renew a policy on a home that still has them. A whole-house repipe to PEX or copper under a City of Houston plumbing permit is the standard fix. ### How long does a water heater last in Houston? A tank water heater in Houston typically lasts about 8 to 12 years, and a tankless unit often 15 to 20 with annual descaling. Houston's hard water shortens tank life through sediment, so flushing the tank yearly helps. Once a tank passes 10 years, or shows rust in the hot water or moisture around the base, replace it on your schedule rather than after it fails. ## Electrical ### Should I replace a Federal Pacific panel in my Houston home? Yes. Federal Pacific Stab-Lok panels, common in Houston homes built from the 1950s through the 1980s, have a documented history of breakers that fail to trip, and many home inspectors flag them and some insurers decline to cover them. A licensed electrician replaces the panel under a City of Houston electrical permit, and the same advice applies to Zinsco panels. ### Do I need a permit to install a standby generator in Houston? Yes. A standby generator in the City of Houston needs an electrical permit for the transfer switch and wiring and a plumbing permit for the gas line, each pulled by the respective licensed contractor. The inspections matter because a transfer switch wired wrong can back-feed the grid and injure a utility worker. A portable generator needs no permit, but never plug one into the house wiring without a proper transfer switch or interlock, and never run it in the garage or near a window. ## Air conditioning and heating ### Do I need a permit to replace my AC in Houston? Yes. The City of Houston requires a mechanical permit and inspection when a condenser, air handler or furnace is replaced, and for new ductwork, while routine repairs and maintenance do not need one. The licensed HVAC contractor pulls the permit, and its cost should be listed in the bid. ### How often should I service my AC in Houston? Once a year at minimum, in spring before the heat, and twice a year if the same system heats the house in winter. Houston systems run nine months a year, so a visit that checks the refrigerant charge, cleans the coils, clears the condensate drain and tests the capacitor catches most failures before July. Change the filter every one to three months regardless. The condensate drain deserves its own mention. In Houston humidity the AC pulls gallons of water out of the air every day, and a clogged drain line is one of the most common causes of ceiling stains under an attic air handler. ### Why is my Houston house humid even with the AC running? The most common cause is an oversized air conditioner that cools the air quickly and shuts off before it has pulled the moisture out. Other causes are a dirty coil, a low refrigerant charge, leaky attic ductwork pulling in humid air, or a blower speed set too high. Ask a licensed HVAC contractor to check the charge and airflow, and if the unit was sized by guess, to run a Manual J load calculation before any replacement. Indoor humidity above about 60 percent for long stretches is what lets mold grow on walls and in closets. In Houston the air conditioner is the primary dehumidifier, so sizing it right matters more here than almost anywhere else in the country. ## Roofing ### Do I need a permit to replace my roof in Houston? Yes, in most cases. The City of Houston requires a building permit for a re-roof, with a final inspection, and the permit should be in the roofing contractor's name rather than yours. Repairs of a few shingles generally do not need one, so ask whether the permit is included in the bid before you sign. ### How do I know if my roof has hail damage? From the ground, look for dented gutters, downspouts, AC fins and window screens, and granules piling up at the downspout outlets. On the roof, hail leaves random round bruises where granules are knocked off and the mat is soft underneath. Before you file a claim, have a roofer you picked yourself, not one who knocked on the door, document the damage with photos, then let your insurer's adjuster inspect; a legitimate roofer will not pressure you to file. ## Foundation ### What are the signs of foundation problems in a Houston home? Doors and windows that stick or no longer latch, diagonal cracks at the corners of door and window openings, stair-step cracks in brick, gaps between walls and ceilings or trim, sloping floors, and separation around the garage door are the usual signs. Houston's clay soil moves with wet and dry cycles, so some seasonal movement is normal, and a licensed independent engineer rather than a repair company's salesperson should decide whether repair is needed. Before anyone drives a pier, find out what is moving the soil. A leaking drain line under the slab softens the soil on one side, and a large tree pulls moisture from the other. Piers do not fix a leak, which is why a plumbing test belongs before and after any lift. ### Should I water my foundation in Houston? Yes, during dry spells. Houston's clay soil shrinks away from the slab in a drought and swells again when it rains, and that uneven movement is what cracks foundations. A soaker hose placed a foot or two out from the slab, run for a short period a few times a week in dry months, keeps the moisture steady; the goal is even soil moisture around the whole perimeter, not wet soil against the house. ## Storms, freezes and hurricanes ### How do I protect my pipes from freezing in Houston? Before a hard freeze, cover outdoor hose bibbs, disconnect hoses, insulate exposed pipes in the attic and garage, open cabinet doors under sinks on exterior walls, let a faucet drip, and know where your main water shutoff is. Houston homes often run water lines through unheated attics, which is why the February 2021 freeze burst so many. If the power may go out, keeping water moving matters more than keeping the house warm. If a pipe does burst, shut off the main first, then the water heater, and call a licensed plumber. After the 2021 freeze, a wave of unlicensed operators worked Houston neighborhoods, so look up the license before you let anyone start. ### How do I prepare my house for a hurricane in Houston? Photograph and video the house now, find and read your insurance policy including the windstorm and flood deductibles, clear gutters and drains, trim trees away from the roof, secure or store outdoor items, test the generator and its transfer switch, and know where the water, gas and electrical shutoffs are. Line up a licensed plumber, electrician and roofer you have already vetted, because after the storm you will not have time to. ### Should I hire a roofer who knocks on my door after a storm in Houston? No, not on the spot. Take the card, file your own insurance claim, and get written bids from roofers with a Houston address and a certificate of insurance from their agent. Door-knockers after a hail or wind event are often out-of-state crews who will be gone before the warranty matters, and the ones who push a contingency agreement or an assignment of benefits at the door are taking control of your claim before you know the price. The simplest test is to ask where the company's office was a year ago. The answer tells you whether the warranty will exist a year from now. ### Is it legal for a contractor to waive my insurance deductible in Texas? No. Since 2019, Texas law makes it a criminal offense for a contractor to pay, waive, absorb or rebate a homeowner's insurance deductible, and insurers can require proof that you paid it before releasing the final payment on the claim. A roofer who offers to cover your deductible is asking you to take part in insurance fraud. ## Problems and disputes ### What can I do if a contractor will not finish the job in Texas? Put the problem in writing with a deadline, keep every text, photo and payment record, and stop paying for work that is not done. If the contractor still does not return, you can file a complaint with the licensing agency for a licensed trade, report the company to the Texas Attorney General's consumer protection division, and sue in justice court for up to $20,000 without a lawyer. For larger losses, a construction attorney can send a demand under the Texas Deceptive Trade Practices Act. ### What can I do if a contractor did bad work on my Houston home? Document the defects with photos and a second licensed contractor's written opinion, then give the original contractor written notice and a chance to fix it. The Texas Residential Construction Liability Act requires that written notice at least 60 days before you sue a contractor over a construction defect, and it gives the contractor a right to inspect and make an offer. If the work was permitted, a failed City of Houston inspection is strong evidence, and if the trade is licensed, a complaint to TDLR or TSBPE adds pressure. ### Can a contractor put a lien on my house in Texas? On a Texas homestead, only in limited circumstances. A contractor can lien your homestead for improvements only if there was a written contract, signed by both spouses if you are married, executed before the work began and filed with the county clerk, which is rarely the case on a typical repair job. Contractors threaten liens more often than they can file them, but take any lien notice seriously and have a real estate attorney review it, because even an invalid lien has to be removed. Subcontractors and suppliers face the same homestead rules. If a general contractor's sub sends you a notice, do not pay twice; get legal advice and ask the general contractor for lien waivers from everyone it paid. ### How do I file a complaint against a contractor in Texas? It depends on the trade. Complaints about plumbers go to the Texas State Board of Plumbing Examiners, complaints about electricians, HVAC contractors and mold professionals go to the Texas Department of Licensing and Regulation, and complaints about home inspectors go to the Texas Real Estate Commission, each through an online form. For unlicensed trades such as roofing and general contracting, file with the Texas Attorney General's consumer protection division and the Better Business Bureau, and consider justice court for the money. An agency complaint can cost a licensed contractor the license, which is why it gets attention. It will not, by itself, get your money back; that takes a demand letter or a court. ## Buying or selling a home ### Should I get a sewer scope when buying a house in Houston? Yes, on any Houston house built before about 1980 and on any house with large trees near the sewer line. A standard home inspection does not include a camera inspection of the drain lines, cast iron drains from that era rust from the inside, and an under-slab repair can run well over ten thousand dollars. A sewer scope typically costs a few hundred dollars and gives you something to negotiate with, or walk away from, during the option period. ### What does a home inspection cover in Texas, and do I need one? Get one. Texas licenses home inspectors through the Texas Real Estate Commission, and a TREC inspection covers the structure, roof, electrical, plumbing, HVAC and appliances on a standard report form, but it is visual and does not include a sewer camera, an engineer's foundation evaluation, a mold assessment or a termite inspection. In Houston, add a sewer scope and a termite inspection, and get an engineer's report if the inspector notes foundation movement. ### Does a foundation repair warranty transfer to the new owner in Texas? Often, but only if the warranty says so and the transfer is done properly. Many Houston foundation companies offer a transferable lifetime warranty, but some require written notice within a set time after closing, a transfer fee or an inspection, and the warranty is only as good as the company still being in business. Ask the seller for the original contract and the engineer's report, and contact the company before closing to confirm what transfers. ## Other trades ### Does a septic installer need a license in Texas? Yes. The Texas Commission on Environmental Quality licenses on-site sewage facility installers, designers and maintenance providers, and a new or replaced septic system needs a permit from the local authorized agent, which for unincorporated Harris County is Harris County Public Health. Aerobic systems also require an ongoing maintenance contract in most counties, so ask who holds yours. ### Do I need a licensed company for termite treatment in Texas? Yes. In Texas, any company that treats termites or other pests for pay must be licensed by the Texas Department of Agriculture's Structural Pest Control Service, and the technician must be a licensed or certified applicator. Houston's subterranean termites make an annual inspection worthwhile, and a termite inspection with a wood-destroying insect report is standard when buying a house. ### What is the difference between a mold assessor and a mold remediator in Texas? A mold assessor inspects, samples and writes the remediation protocol; a mold remediator does the cleanup. Texas licenses both through the Texas Department of Licensing and Regulation and requires the assessor and the remediator on the same project to be independent of each other, so a company that offers to test and clean up in one visit is a red flag. Jobs under 25 contiguous square feet of mold are exempt from the licensing rules. In Houston, the mold is usually a symptom. Fix the water source first, whether that is a roof leak, a slab leak, a clogged AC drain or an oversized air conditioner, or the remediation will not hold. --- The Houston Homeowner is an independent publication. We do not accept payment for placement, rankings, or reviews, and no home service company owns or sponsors this site.