How to Choose a House Painter in San Antonio (2026): A Homeowner's Checklist
Texas does not license residential painting contractors. There is no board to check, no number to look up, and no state agency vetting the crew in your driveway. That puts the verification on you — and it is not difficult, it is just a specific list. Here is what to confirm before you hand anyone a deposit in San Antonio.
By Jason Green · Interior & Exterior Painting · Published August 12, 2026 · 8 min read
Verify these four things first
General liability insurance, with the certificate emailed to you directly by the insurance agent rather than forwarded by the contractor. Workers compensation coverage, same rule — without it, an injury on your property can become your problem.
A permanent Bexar County business address and a business history longer than a season. And for any home built before 1978, current EPA RRP lead-safe certification, which is a federal requirement regardless of Texas licensing.
What a real San Antonio estimate contains
Product and finish named per surface, not just the brand. Number of coats. The wash and prep steps spelled out. A stated allowance for stucco crack repair or wood repair, and what happens if it is exceeded. Caulking scope in linear feet. What gets masked and protected.
Plus the schedule: start date, working hours, number of days, crew size, and payment terms. A deposit above roughly a third of the job before any work begins is out of line here.
Questions that reveal the difference
Ask how they handle surface temperature in summer — a crew that answers with shade rotation and a stop temperature knows this climate. Ask what they do about chalking on a sun-faded south wall; the answer should include a bonding primer, not just an extra coat.
On an older home, ask what they do when they find rotten wood mid-job, and get the answer as a dollar allowance. On stucco, ask how they distinguish cosmetic hairlines from movement cracks.
References, warranty, and the walk-through
Ask for two references from jobs completed three or more years ago in San Antonio. A fresh job looks perfect regardless of the prep; a three-year-old job on a west-facing wall tells the truth.
Get the warranty in writing and confirm it covers labor as well as material. Then insist on a final walk-through in daylight with the crew lead before final payment, and put the punch list on paper.
Typical cost ranges
| Typical deposit (of total job) | 10% - 33% |
| Exterior, one story stucco | $4,000 - $8,000 |
| Interior, whole home 1,800-2,500 sq ft | $4,200 - $8,500 |
| Reasonable labor warranty | 2 - 5 years |
Ranges are general estimates gathered from homeowner-reported quotes, not an offer or a quote for your project.
Common questions
Do painters need a license in Texas?
No. There is no state residential painting license, so verify insurance certificates directly with the insurer, confirm a permanent local address, and check EPA RRP certification on pre-1978 homes.
How large a deposit is normal?
Ten to thirty-three percent. Anything approaching half the job before work starts is a warning sign.
Should I supply the paint?
Usually not. Contractors buy at a discount, and supplying your own can void the labor warranty if a product problem arises.
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