Most remodeling disputes trace back to something that was ambiguous or missing in the original contract, not to bad faith on either side. A clear contract protects both the homeowner and the contractor. Here’s what we’d tell a friend to check before signing with anyone — us included.
1. A detailed scope of work, not a summary
“Remodel kitchen” is not a scope of work. A real scope should specify what’s being demolished, what’s being installed, the specific materials and models where relevant, and what’s explicitly excluded. If a contract is vague about scope, everything downstream — pricing, change orders, disputes — gets harder to resolve fairly.
2. Material and fixture allowances, spelled out as dollar amounts
Many contracts include “allowances” — budgeted amounts for categories like tile, countertops, or plumbing fixtures that haven’t been finalized yet. Make sure each allowance is a specific dollar figure, not a vague “builder-grade” designation, and ask what happens if you select something above the allowance (you should simply pay the difference, itemized, not face a markup on top of it).
3. The payment schedule and what triggers each draw
A fair payment schedule ties each payment to a completed, verifiable milestone — not just calendar dates. Be cautious of any contract asking for more than 10–15% upfront before work begins, and of schedules where the final payment due at completion is small relative to the total project cost, since that reduces the contractor’s incentive to finish punch-list items properly.
4. How change orders are priced and approved
Almost every remodel encounters at least one unforeseen condition — old wiring behind a wall, plumbing that doesn’t match the original drawings. The contract should specify that any change in scope or cost requires a written change order, signed by you, before the work happens — not a verbal “we found this, we’ll just handle it” that shows up as a surprise on the next invoice.
5. A realistic timeline with defined start and substantial-completion dates
Timelines should include an estimated start date, an estimated substantial-completion date, and language acknowledging that permitting delays, material lead times, or unforeseen conditions can shift the schedule — with a process for how those shifts get communicated to you.
6. Who pulls permits, and confirmation they will be pulled
Any project requiring a permit should have language stating the contractor is responsible for obtaining it in their name (not yours) and scheduling required inspections. A contractor who suggests skipping permits to save time or money is a red flag, not a convenience — unpermitted work can complicate a future home sale and isn’t covered the same way by insurance if something goes wrong.
7. Proof of insurance and lien waivers
Ask for a certificate of insurance showing current general liability and workers’ compensation coverage, and confirm the contract includes (or references) a process for lien waivers from subcontractors and suppliers as payments are made — this protects you from a supplier filing a lien against your home if the contractor doesn’t pay them, even though you paid the contractor.
8. Warranty terms in writing
A verbal “we stand behind our work” isn’t a warranty. The contract should specify what’s covered, for how long, and what the process is if something needs to be addressed after completion — distinct from manufacturer warranties on appliances or fixtures, which are separate and typically registered directly with the manufacturer.
Every proposal we send is a written, itemized contract that covers all eight of these points before a single tool touches your project — we’re happy to walk through ours line by line in your free consultation.