Texas to Pennsylvania: residential contractor license reciprocity

Why this level is Hybrid. Section 517.12 of the Act preempts most local licensing of home improvement contractors: "Registration under this act shall preclude any requirement of payment of a fee or registration or licensing of any home improvement contractor by any political subdivision. Political subdivisions shall be permitted to require building permits and local enforcement of the building code for that political subdivision, for which a reasonable fee may be charged." The preemption is not total. It leaves untouched a municipality's authority under the Pennsylvania Construction Code Act, workers' compensation requirements, licensing standards in effect on July 1, 2009 for electricians, plumbers and other trades that test or certify, and liability-insurance standards adopted before January 1, 2006. More importantly, the state registration only covers home improvement - so building a new house, or working on a residential building of three or more units, falls outside it and back into whatever the city requires.

Philadelphia. The Department of Licenses and Inspections draws the line in so many words: "You don't need this license if your business only does work on existing one-or-two-family dwellings and does not do work that requires a special trade license. Instead, the company must submit as a Home Improvement Contractor after registering with the State." A remodeler therefore registers with the Attorney General, then registers that PA number with L&I through eCLIPSE to pull permits; there is no additional city fee for it, but the company still needs a Business Income and Receipts Tax ID, a Commercial Activity License, current City taxes, and a Certificate of Insurance showing general liability of $500,000 per occurrence, automobile liability of $300,000 and workers' compensation of $100,000 per accident, $100,000 per employee and a $500,000 policy limit. Excavation under permits submitted on or after January 1, 2023 also needs an Excavation Contractor License. Build a new house, work on a larger residential building, or take on complete demolition, electrical, plumbing or fire suppression, and the state registration is no longer enough: that is the Philadelphia Contractor License at $126 a year, described at the general level.

Pittsburgh. The Department of Permits, Licenses and Inspections requires a General Contractor License for the construction of new one- or two-family dwellings and for renovations and additions to rental or investment residential properties, as well as for commercial work and demolition. The application takes a valid photo ID, a general liability certificate of at least $1,000,000 each occurrence and $2,000,000 general aggregate, a workers' compensation certificate, a Tax Compliance Letter from the City's Department of Finance, and an EPA Renovation, Repair and Painting (RRP) certification in lead-safe construction practices, which is good for five years. The license is $90 to obtain and $90 to renew each year under the 2026 fee schedule, expires 365 days from the date of issuance, and carries a 60-day grace period with a $50 late fee from day 31. There is no exam and no experience requirement. Applications run through OneStopPGH; PLI is at 412 Boulevard of the Allies, 412-255-2175.

Scranton. Code Enforcement issues a city Home Improvement Contractor License for residential work. The application takes the standard identification, indemnification, disclosure and affidavit items, a copy of the contractor's Pennsylvania Home Improvement Contractor registration certificate, and a reference letter from an employer or client. It costs $150 initially and $125 to renew, with a $50 late fee; renewals are due before your first permit of the calendar year or by March 31, whichever comes first. Work on a residential building of three or more units needs Scranton's General Contractor License instead.

Allegheny County. The county issues road and bridge, food facility, lead and asbestos, plumbing and pool permits, but no contractor license of any kind, so a residential contractor outside Pittsburgh city limits deals with the local municipality's code office.

Everywhere else. Most Pennsylvania municipalities license nothing and simply enforce the Uniform Construction Code through permits and inspections, which they may charge a reasonable fee for. Ask the local code office before you contract, and expect the state registration to be the only credential you are asked for.

Arriving from another state. There is no state examination to sit, nothing that a license from your last state can be exchanged for, and no shorter route for an experienced contractor. Register with the Office of Attorney General, carry the insurance, put your PA number on every advertisement, contract, estimate and proposal, and use written contracts that meet the Act's terms. Then add the city credential wherever you plan to build new homes or work beyond simple home improvement.

How it works in Texas. There is no state license, no state application and no state exam for residential contractors. Cities control who may pull a residential building permit, and each city sets its own rules, so a builder registers separately in every jurisdiction where they work. Registration is about identity, insurance, bonding and (in one city) a national certification - not about trade competence testing, and not about what license you held in your last state. Nothing an out-of-state residential contractor holds gives a discount on any of it.

San Antonio. Development Services runs the most demanding residential program in the state, under Chapter 10-115 of the Code of Ordinances, with two registrations. A Residential Building Contractor registration covers 'the constructing, structural alteration, or enlarging any one or two-family detached dwelling' (new homes, additions, foundations, roofing, pools and spas, fences, minor repairs). It requires an FBI criminal history record dated within 30 days of submittal, liability insurance of at least $500,000 per occurrence, $1,000,000 aggregate and $500,000 aggregate for products and completed operations with the City of San Antonio as certificate holder, and a certification: 'either the registration holder or one agent affiliated with the contractor must obtain a Residential ICC Certification or other certifications approved by the Building Official; or the company has a minimum of 5 years of continued registration with no violations ... suspensions, or revocation.' The fee is $170 and the term is two years. A Home Improvement Contractor registration covers 'nonstructural repair, replacement, remodeling, alteration, conversion, or modernization to any existing building', needs the same FBI background check and insurance of at least $300,000 per occurrence and $600,000 aggregate, costs $150 for two years, and carries no certification requirement. Both applications ask whether the applicant has lost or been suspended from home improvement or residential building privileges in any Texas jurisdiction. Apply through the BuildSA portal or in person at 1901 S. Alamo Street; customer service is (210) 207-1111.

Dallas. Building Inspection registers general contractors on one form, and its own note defines the category broadly: 'A General Contractor includes, but is not limited to, the following: residential general contractor, commercial general contractor, roofing contractor, fence contractor, foundation contractor, demolition contractor and pool contractor.' The form states an annual registration or renewal fee of $120.00 and requires a contracting company addressed inside the city limits to give a Certificate of Occupancy number or have a home office form on file. The responsible party assigns PINs to the company staff allowed to sign permit applications. There is no exam and no experience requirement. Registrations are renewed in person at a Building Inspection office or online through DallasNow; call (214) 948-4480.

Fort Worth. Development Services requires that 'any firm, business, individual or organization obtaining a permit related to the building, mechanical, plumbing or electrical provisions' of the city codes hold a valid Contractor Registration, with a carve-out for a single-family homeowner working on their own residence. A residential builder registers as a Building Contractor: the completed application plus a copy of a valid driver's license, $168.75, expiring one year from the date of issuance. No trade license, exam or experience documentation is required for that type. Customer service is 817-392-2222.

El Paso. Planning and Inspections registers a General Contractor for 'New Residential, Additions, Alterations, and Roofing' as well as commercial work. The packet is an Assumed Name Certificate or corporate documents, the Contractor Registration Application, a certificate of general liability insurance of at least $100,000 with the City of El Paso as certificate holder, and a blanket building construction bond - the current application states $50,000 for general contractors, while the city's requirements sheet lists $25,000 (confirm the amount with the One Stop Shop before buying the bond). A $10,000 blanket bond covers a defined list of minor work such as fences, tents, temporary signs and patch-and-paint. The requirements sheet lists a $102.00 annual fee. The application 'must be filed annually to be eligible to obtain permits from the City of El Paso in accordance with Section 18.02.104.5 of the El Paso City Code.' One Stop Shop, 811 Texas Avenue, 915-212-0104.

Austin. Development Services is explicit that 'in Texas, anyone can be a General Contractor, including homeowners, and a state license is not required', but the general contractor named on a building permit must first register with Building and Trade Contractor Services through an Austin Build + Connect (AB+C) portal account, submitting the web registration form and a Letter of Authorization. General contractors register once and update only when their name, address or authorized agents change; the city publishes no fee for the registration.

Houston. Houston requires nothing of a residential builder. Its Residential Permitting 101 guide states that 'the building permit may be purchased by the owner, agent, contractor. General Contractors are not required to be licensed', and the plan review page repeats that 'a general contractor's license is not required to obtain building permits.' What Houston does require is that the trades register their state licenses with the city: a TDLR-licensed Master Electrician, a TDLR Class A or B air conditioning contractor and a TSBPE-licensed Master Plumber must each be registered with the City of Houston before buying a trade permit, and a sidewalk or driveway permit needs a contractor with a $2,000 surety bond.

Everywhere else. Smaller Texas cities and unincorporated county areas vary widely; many require only a permit and proof of insurance, and counties generally have no building-permit authority at all outside a city's limits and extraterritorial jurisdiction. Check the building or development services department of each city before contracting there.