What a remodeling change order is for
Change orders are where remodelers make or lose their margin and their reputation. Every hidden condition, upgraded tile and moved outlet should be written, priced and signed before the work, with the effect on the schedule. A clear change order is also a record the customer can show a spouse who missed the conversation.
What to put on a remodeling change order
- Change order number and the original contract.
- What changed and why: found, chosen or required.
- Added lines, credits and allowance differences.
- The new contract total.
- Days added to the schedule.
- Signatures before the work.
A worked example
Demolition reveals rotted subfloor under the toilet. The customer chose tile above the allowance, and decided to keep the existing exhaust fan.
| Line | Qty | Unit | Price |
|---|---|---|---|
| Replace rotted subfloor at toilet | 1 | each | Your price |
| Tile above allowance, difference | 180 | sq ft | Your price |
| Credit: new exhaust fan not installed | -1 | each | Your price |
Keep the reason for each line clear in the notes: found, chosen or credited. Put the contract total in Original amount and the days in Days added.
Line items remodelers use
| Line item | Unit | How to write it |
|---|---|---|
| Demolition and haul-away | each | Say what stays: cabinets, flooring, fixtures. |
| Dumpster | each | Size and how long it stays. |
| Framing changes | hour | Walls moved or added; say whether walls are load bearing. |
| Plumbing rough-in and finish | each | By a licensed plumber where required. |
| Electrical rough-in and finish | each | By a licensed electrician where required. |
| Drywall hang, tape and finish | sq ft | Level of finish. |
| Cabinets, supply and install | ft | Linear feet; brand and door style. |
| Countertops, fabricate and install | sq ft | Material, edge and sink cutouts. |
| Tile, floor or wall | sq ft | Tile allowance per square foot, plus setting. |
| Flooring | sq ft | Material and underlayment. |
| Fixtures allowance | each | Allowance amount the customer picks within. |
| Paint | sq ft | Walls, ceilings and trim in the remodeled space. |
| Permits and inspections | each | Building, plumbing and electrical as required. |
| Project management and cleanup | day | Daily site cleanup and coordination. |
Terms and deposit language for remodeling
- Deposit. A deposit at signing secures the schedule and orders long-lead items like cabinets. Many states limit home improvement deposits and require specific contract language, so check your state's rules.
- Payment. Progress payments tied to milestones such as demolition, rough-in inspection, cabinets set and substantial completion, with a final payment after the punch list.
- Warranty. State your workmanship warranty and that products carry their makers' warranties. Say how warranty requests are made.
- Allowances: if the customer picks items above the allowance, the difference is a change order.
- Hidden conditions behind walls and floors are priced by change order before the work.
- Lead times for cabinets, tile and fixtures can move the schedule; say how you communicate it.
How to fill it in
- Put in the original estimate number and amount.
- Write what changed in the reason box, plainly.
- Add the new work; type a minus quantity for any credit.
- Fill in the days added.
- Print it for a signature on site, or send it from Koira to sign by phone.
Free tools for remodeling
- Flooring cost calculator
- Drywall cost calculator
- Demolition cost calculator
- Markup calculator
- Profit margin calculator
The same change order for other trades: appliance repair, auto detailing, carpet cleaning, chimney, house cleaning, commercial cleaning, concrete, drywall, electrical, fence, flooring, garage door, general contractor, gutter, handyman, hvac, irrigation, junk removal, landscaping, lawn care, locksmith, moving, painting, pest control, plumbing, pool service, pressure washing, roofing, septic, snow removal, solar, tree service, waterproofing, window cleaning.
More for remodelers: how remodelers run on Koira.