Checklist for Texas Contractors

As I write this, Hurricane Harvey is camped on the Texas coast, dumping rain that will be measured in feet rather than inches. More than 200,000 homes will be affected. Insured damage is likely to exceed $1 billion. The cost of repairing uninsured damage will be billions more. That spells years of work for residential contractors, including many who have never worked in Texas – until now.

As a refresher for experienced Texas contractors and as a checklist for others, here’s a summary of the five principal ways that Texas residential construction contracts have to be different from residential contracts in other states.

Written list of subs. Before construction begins, Texas Property Code § 53.256 requires that the general contractor provide the name, address, and telephone number of each subcontractor and supplier the general contractor intends to use on the job. If subs and suppliers change as the job progresses, no problem. Just amend the list within 15 days.

RCLA notice. Claims for repair of construction defects have to follow the procedure outlined in Texas Property Code § 27.001 to § 27.007. Contracts for work on residences with four units and less must include the RCLA notice. Owners have to follow steps outlined in the RCLA before filing suit. Failure to include the RCLA notice in your contracts gives an owner the right to recover a $500 penalty.

Home Solicitation Sales Notice. If work is on the home of an owner and the contract is signed and negotiated somewhere other than at the contractor’s store, Texas Business & Commercial Code § 601.001 to § 601.205 require a three-day right to cancel in the contract. Omitting that little form voids the contract and gives an owner the right to collect actual damages plus attorney's fees. You’re required to mention the right to cancel at the time the contract is signed. This Texas sales notice is in addition to the Regulation Z three-day right to cancel notice required by federal law.

Lien law. If you’re working on a property that qualifies as a homestead – and most homes do -- liens aren’t automatic. The contract has to be (1) written (2) signed before work is done or materials delivered (3) signed by both spouses and (4) a copy has to be filed with the clerk of the county where the homestead is located.

Residential Disclosures. Texas Property Code Section 53.255 requires a long list of disclosures in residential contracts: Know your rights. Know your contractor. Get it in writing. Read before you sign. Monitor the work. Monitor payments. Lien law warning. Get title insurance. And more. It’s all good advice and has to be in all of your Texas residential contracts.

Texas has no storm damage repair law. In 18 other states, owners have the right to cancel a contract for storm damage repair as late as three days after the insurance carrier denies any part of the claim. Not so in Texas.

If you’re too busy to bother with all these details, there’s an easy way to be sure your Texas contracts are perfectly legal. Get the Texas edition of Construction Contract Writer. The trial version is free.

If you're new to flood damage repair, the best source of cost data for dry-out work is National Home Improvement Estimator.