Free home improvement contract template

It is the written deal between you and a homeowner for work on their home: what you will do, what it costs, when it is paid, when it starts and finishes, and what happens when something changes. Many states set rules for these contracts, such as required wording, a cap on the deposit, a license number on the contract or a notice of the right to cancel. A clear contract also heads off most disputes before they start.

• Your business name, address, phone and license number if your state licenses the work.
• The owner's name and the job address.
• The scope in plain words, with materials by brand or grade, and what is excluded.
• The price and a payment schedule tied to stages of the work.
• Start and substantial completion dates.
• Who pulls permits.
• How changes are handled: a signed change order before the work.
• Your warranty, insurance, cleanup and how disputes are resolved.
• A notice of the owner's right to cancel, where the law requires one.

The Federal Trade Commission's Cooling-Off Rule covers many sales made away from the seller's place of business, including at the buyer's home when the price is $25 or more, and $130 or more at other temporary locations. Where it applies, the contract must include, near the buyer's signature, a statement in substantially this form: "You, the buyer, may cancel this transaction at any time prior to midnight of the third business day after the date of this transaction. See the attached notice of cancellation form for an explanation of this right." The rule also requires a separate notice of cancellation form. It has exceptions, such as some bona fide emergencies the buyer starts. Many states add their own home improvement rules on top, so check both.

Before you rely on this template, check your state's rules on: the maximum deposit for home improvement work; what must be printed on the contract, sometimes in a set type size; license or registration numbers on the contract; financing disclosures; and any recovery fund notice. Our licensing pages link to each state's contractor board, which usually publishes these rules.

• Lien Waiver: Conditional and unconditional, progress and final, with each state's rules.
• Conditional Lien Waiver: Gives up lien rights only once your payment clears.
• Unconditional Lien Waiver: For after you are paid: takes effect when signed.
• Punch List: What is left, where, who fixes it, by when, and the sign-off.
• Daily Log: Weather, crew hours, work done, deliveries, delays and safety.
• Credit Card Authorization Form: Lets you charge a card on file, with the customer's signature.
• Certificate of Completion: The customer signs that the job is done; the warranty starts.
• Time and Materials Contract: Labor rate, materials markup, a cap and how you bill.
• Every template, including estimates, invoices and proposals for 35 trades.