FAQs

We get this question quite a bit. Our best answer is, it depends. Production builders are typically able to answer this question more accurately, as they have various packages and upgrades that are already priced out. For a custom build or a remodeling project, it is more difficult. Specifically, if you break a house down per room, a kitchen could be $1,000 per foot, a nice primary bathroom could be $500 per foot and an upstairs bedroom may only be $50 per foot or less.

Many of today’s homeowners are looking for a smaller home with high quality materials, which, of course will have a significant impact on the cost per square foot. Your builder can help you make selections that stay within your budget as can advice and input from a design professional. Oftentimes their guidance pays for itself many times over in terms of cost savings and assurance that the home will be just as you envisioned it.

Flat roofs are certainly in demand. However, a flat roof truly is not flat. As you will read in our explanation of the building process, water is the mortal enemy of any home. As such, any roof needs to shed water. Specifically the pitch on a flat roof should be at least one quarter inch of fall per foot. In other words, a four-foot section of a flat roof must be at least an inch lower from one side to the other.

The most common call back items concern cracking in concrete or drywall. Cosmetic cracks are commonplace and usually not a harbinger of more serious issues. However, concrete cracks with a pronounced opening and uneven surfaces on either side should be attended to immediately.

Drywall cracks are natural and somewhat common especially over the first 12-16 months after installation. Drywall absorbs plenty of moisture when it is stored in an unconditioned environment such as a home under construction. It begins to dry out only after exposure to heating and cooling equipment. Many home builder-furnished express home warranties address the nature of cracks, and when the builder is responsible for repairing them.

It is important to ensure that the humidity inside your home remains relatively constant to prevent unwanted moisture. Many builders install equipment that makes this easy to do, but it is important to leave it running even while you’re out of town. Foundations need a consistent level of moisture throughout the year. This will significantly reduce the forces caused by the expansive clay soils that our area is notorious for.

Just like a new car, the maintenance requirements of a new home are far less than an older one. However, deferred maintenance or outright neglect will eventually lead to problems.

Some of the most commonly neglected items include caulking around showers and windows. Water is the mortal enemy of most building materials. Proper caulking is a great first line of defense, but it will eventually break down after exposure to the elements or cleaning solvents. Being proactive on removing or replacing failing caulk every few years is an inexpensive way to keep your home moisture free.

Another common issue is when landscaping and grass cover up outdoor drain lines causing them to back up. This can cause damage to gutters or even the foundation if water is not allowed to escape as intended. Be sure to keep obstructions away from drains and gutters. Check these regularly, especially during the fall and winter months.

Finally, be sure to set a reminder to change your air conditioning filters every 90 days (more often if you have pets or allergies). This is a simple task that, when neglected, can cause serious damage to expensive heating and cooling equipment and they are not able to perform as designed.

Builders are happy to provide information on how to care for the systems in your home. Many third party warranty companies will provide you with a free annual checkup that can identify items that need to be addressed.

Many residents, especially those moving from other states, may be surprised to find out that builders (general contractors) are not required to be licensed in Texas. However, the lack of a license does not mean there are no rules of the road.

Much of the work on a home is performed, designed and inspected by licensees. Licenses are required for electricians, HVAC contractors and plumbing contractors. Geotechnical reports, foundation and framing designs are prepared by licensed engineers, and their work is inspected to ensure compliance with design specifications. Additionally, work performed by licensed trades is typically inspected by the governing jurisdiction and at foundation, framing and final stages. Third party home energy raters ensure compliance with energy code and, if applicable, green building requirements.

Your builder should provide an express home warranty that covers workmanship and materials (one year of coverage), systems such as wiring, plumbing, furnaces, air conditioners and ductwork (two years of coverage), and major structural defects (10 years of coverage beginning on the day of closing). The hope is that you will never need warranty coverage, but if a problem emerges, you’ll be glad you’re covered!

Additionally, Chapter 162 of the Texas Property Code governs contractor liability for misuse of construction trust fund payments. Construction payments are considered trust funds if the payments are made to a contractor or subcontractor under a construction contract for the improvement of real property. Construction loan payments are trust funds if the funds are borrowed by a contractor, subcontractor or owner for the purpose of improving real property and the loan is secured in whole or in part by a lien on the property. Contractors must keep detailed records for trust fund accounts.

Misapplication of these funds such as using money from one job to pay for another, is a serious legal matter. Intentional misapplication of funds amounting to $500 is a third-degree felony. Misapplication of less than $500 is a class A misdemeanor. Be sure to follow the guidelines above on how to help ensure a builder or remodeler is legitimate.

Didn’t Builders Used to Be Licensed in Texas?

From 2003 until 2009 the Texas Residential Construction Commission (TRCC) required residential construction professionals to register with a state agency and fulfill mandatory continuing education requirements on an annual basis. The TRCC also provided for express home warranties (still included in form contracts provided by the Dallas BA to member builders today) and an inexpensive process for homeowners to adjudicate construction defect and warranty claims. But for this last element, the TRCC would likely still be in existence. The commission ruled in favor of the homeowner more than 90 percent of the time and facilitated the repair of nearly all defects without the need for expensive and time consuming litigation. As such, the TRCC came under intense scrutiny from trial lawyers and was sunsetted by the Texas Legislature in 2009.

The topic of builder licensing comes up frequently in our Association and amongst our members. Some believe, like other professions who have successfully pursued it, that licensing offers a competitive advantage by limiting competition. However, our utmost priority is eliminating bad actors and preventing them from defrauding consumers. That has and will remain a priority for the Dallas BA. If you have any questions about residential construction, please feel free to contact us.

We encourage you to contact us if you have any concerns about a builder or remodeler who is a member of our Association. Concerns or complaints need to be conveyed to us in writing using the contact form linked below. Please be as specific as possible regarding the nature of the problem and identify the builder or remodeler you are concerned with.

We expect all of our members to respond to concerns that we receive and do our best to help you get your project back on track. Please note that we are not a state agency and do not have legal authority to investigate civil or criminal matters. The Consumer Protection Division of the Texas Attorney General’s Office accepts and investigates complaints submitted via their website. You may also want to discuss the matter with a licensed attorney.

Click here to contact us with any concerns or complaints about a builder member. Please be specific about the nature of the problem and the individual(s) it concerns.

If you are in the market for a new home, be sure to ask your builder for an express home warranty that covers workmanship and materials (one year of coverage), systems such as wiring, plumbing, furnaces, air conditioners, and ductwork (two years of coverage), and major structural defects (10 years of coverage beginning on the day of closing). The hope is that you will never need warranty coverage, but if a problem emerges, you’ll be glad you’re covered!

The owner should also request the contractor to provide all written warranties for all manufactured or consumer products that are installed during the course of construction, such as roofing materials, appliances, windows, heating and mechanical systems, etc.

Express home warranties are a consumer’s best friend. Express warranties are essentially written guarantees that the home will live up to a certain quality or reliability. Contracts provided to Dallas Builders Association members spell out how the new home is expected to perform in a detailed manner. Contrast this with an implied warranty that offers little clarity and is wide open to interpretation, which in turn often requires the involvement of courts and lawyers at great expense to you. Find out more about new home warranties and contracts.

What if I purchased a recently built home?

An express home warranty should carry through, under its original terms and tenure, to subsequent buyers. If the warranty is provided by a third party company, it will most likely be effective even if the builder is no longer in business. Always refer to the specific terms of your warranty for details on coverage and claims.

The Dallas BA does not receive or retain plans for homes. These are typically exchanged between the builder, the design professional and the municipality. In many cases plans are the proprietary property of designers or architects. Ask your builder early on in the process if you can obtain a copy of the plans for your house in case you would like to remodel down the road.

If you own an existing home, your best contact to obtain the plans would be your builder. However, be prepared to encounter some of the aforementioned issues. If your home is more than 15 years old, there is likely not a digital version of the plans. Municipalities in the Dallas area do not typically retain plans long after the completion of a new home.

Fortunately, computer software has, in recent years, made digital modeling and architectural rendering possible and affordable for any home regardless of age. Be sure to hire a Dallas BA member design professional and remodeler when it comes time to tackle your big project.

While it is not illegal, it is not advisable. Building a home is a massive undertaking both legally and practically.

Even homes built in unincorporated areas of the county need to be built to the International Residential Code. The Texas Building Energy Performance Standards as stated in Chapter 388 of the Health and Safety Code also apply in all corners of the state.

Texas’s Statute of Repose holds the builder responsible for a home’s workmanship for 10 years. Up to 12 in some cases. See more information on how warranties work. These obligations transfer to subsequent owners of the home. Also, Texas has very intricate mechanic’s lien laws pertaining to how and when to pay subcontractors.

For these reasons and more, most banks will not provide construction financing for “owner builders.” Leave it to the professionals and locate a builder in the area you want to be.