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Free home improvement contract template.
A remodeling contract outline covering the clauses every residential renovation agreement needs. Copy it, then have a local attorney adapt it to your state. No signup required to use the template.
- Scope, price, and schedule
- Change order and warranty clauses
- Right to cancel language
- Filled in sample included
A home improvement contract protects both sides and is required in writing above a dollar threshold in most states. Use the clause list below as your starting outline. Have a licensed attorney in your state review it before you use it on real jobs, because required notices and cancellation windows vary.
The template
Home Improvement Contract Template
Select the text and copy it, or download it as a Word or PDF file. Last updated .
Parties and property
- •Contractor legal name, address, license number, and license type
- •Homeowner name and the property address where work is performed
- •Contract date
Scope of work
- •Detailed description of the work, referencing the attached plans and specifications
- •Materials and finishes, with allowances where selections are pending
- •What is excluded
- •Permits: who pulls them and who pays the fees
Price and payment schedule
- •Total contract price
- •Deposit amount and due date (many states cap the deposit)
- •Progress payments tied to defined milestones
- •Final payment due at substantial completion, less any retainage
Schedule
- •Approximate start date and substantial completion date
- •Causes for excusable delay (weather, permit delays, client changes, supply chain)
Change orders
- •All changes must be in writing and signed by both parties before the work proceeds
- •How change order pricing is calculated (cost plus a stated markup, or unit prices)
Warranty
- •Workmanship warranty period (one year is common)
- •Manufacturer warranties on materials pass through to the homeowner
- •What voids the warranty
Insurance and liability
- •Contractor carries general liability and workers compensation
- •Certificate of insurance available on request
Termination and dispute resolution
- •How either party may terminate and how work completed is paid for
- •Mediation or arbitration before litigation
- •Governing state law
Required notices
- •Homeowner right to cancel within the state mandated window (often three business days)
- •Mechanics lien notice where required
- •Any state specific consumer disclosures
Signatures
- •Contractor signature and date
- •Homeowner signature and date
Sample
| Milestone | Share | Amount |
|---|---|---|
| Deposit at signing | 10% | $4,200 |
| Demolition and rough in complete | 30% | $12,600 |
| Cabinets and countertops installed | 35% | $14,700 |
| Substantial completion | 20% | $8,400 |
| Final walkthrough and punch list done | 5% | $2,100 |
Sample payment schedule for a $42,000 kitchen remodel. Adjust the milestones and percentages to the job and to your state's deposit rules.
Clauses a remodeling contract must not skip
A specific scope with attached plans
Reference the exact plans and spec sheet by date. A vague scope is the single biggest source of change order fights.
A milestone payment schedule
Tie each payment to a defined, inspectable milestone. Avoid date based payments that come due whether the work is done or not.
A written change order clause
State that no change proceeds without a signed change order, and how changes are priced. This protects your margin and the client's budget.
A workmanship warranty
One year on workmanship is standard. Pass through manufacturer warranties on materials and state what voids coverage.
Insurance and liability proof
Name your general liability and workers' compensation coverage and state that a certificate of insurance is available on request. It protects the homeowner if something goes wrong on site and signals you're a real operation.
Permits: who pulls them, who pays
State plainly whether the contractor or homeowner pulls each required permit and who covers the fee. Unpermitted work is a common source of disputes and can block a home sale later.
Cleanup and site restoration
Define what 'clean' means at handoff: debris hauled off, surfaces protected during the job restored, final walkthrough before the last payment releases.
Termination rights for both sides
Spell out how either party ends the contract early, what's owed for work completed, and how materials already purchased are handled. Without this, a mid-job breakup gets messy fast.
The homeowner's right to cancel
Most states require a three business day cancellation window on home solicitation contracts, with specific notice language. Include it.
Delay and force majeure language
List excusable delays so a weather week or a permit backlog is not a breach.
Dispute resolution and governing law
Name your state's law and require mediation or arbitration first. It keeps small disagreements out of court.
Not legal advice -- rules vary by state
This page is a general outline, not a state-specific legal form and not legal advice. Deposit caps, required cancellation windows, mechanics lien notices, and mandatory disclosure language all vary by state (and sometimes by city or county). Before you use this on a real job, have a licensed attorney in your state review and adapt it, especially the Required Notices section.
State rules to check
Deposit caps and cancellation windows by state
Every value below is cited to its source, checked October 7, 2026. Where no statutory percentage cap could be confirmed from an official source, the cell says "Check your state" instead of a guess.
| State | Deposit cap | Cancellation window | Source |
|---|---|---|---|
| California | 10% of contract price or $1,000, whichever is less | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | CSLB Home Improvement Contracts Consumer Guide |
| Texas | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | Tex. Prop. Code 162.006 (governs deposit handling, not a % cap) |
| Florida | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | Fla. Stat. 489.126 (permit-timing duty above 10%, not a cap) |
| New York | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business (required in the written contract) | Check your state |
| Illinois | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | 815 ILCS 513, Home Repair and Remodeling Act |
| Pennsylvania | 1/3 of contract price (or 1/3 plus special-order material cost) on contracts over $1,000 | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | PA Office of Attorney General, Home Improvement Consumer Protection Act (Act 132) |
| Ohio | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | Check your state |
| Georgia | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | Check your state |
| North Carolina | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | NC DOJ Consumer Protection advises against >10% upfront (guidance, not a statutory cap) |
| Washington | Check your state | 3 business days for contracts signed at the homeowner's home or outside the contractor's place of business | Check your state |
FAQ
Contract template FAQ
Do I need a written contract for a home renovation?
In most states a written contract is required for home improvement work above a set dollar amount, often a few hundred to a few thousand dollars. Even where it is not required, always use one.
Is this contract template legally binding as written?
Treat it as a starting outline, not a finished legal document. Required notices, deposit caps, and cancellation windows vary by state, so have a licensed attorney in your state adapt it before use.
How large a deposit can a contractor ask for?
Several states cap the deposit at 10 percent of the contract price or a fixed dollar amount, whichever is less. Check your state's home improvement statute.
Where can I get a home improvement contract sample?
The payment schedule table on this page is a filled in sample for a $42,000 kitchen remodel. Copy the clause outline, drop in your own scope and milestones, and have a local attorney review it.
Can I use this as a Word or PDF contract?
Yes. Copy the text into Word or Google Docs, add your logo and details, and export to PDF. If you want the signature and payments handled online, send it as an estimate in Hello Renovate and bill the milestones from it.
What is the difference between a contract and an estimate?
An estimate is your price proposal. Once the client accepts it and signs, it becomes the agreement. Many contractors send a signed estimate with the contract terms attached so the scope and the price stay in one document.
How do I keep the contract and the billing in sync?
Hello Renovate ties invoices and milestone billing to the contract total, tracks approved change orders against it, and keeps the revised contract amount current on every invoice. From $29.99 a month.
Stop rebuilding this document on every job.
Hello Renovate builds your contracts from reusable templates, keeps the numbers tied to the contract, and lets clients approve online. From $29.99 a month.