Homeowners always have questions in regards to how much to pay a contractor when home improvement work first begins. What is an appropriate down payment? Should money be paid during construction, but before the work is complete? And when is the final payment due?
In paying for home improvement projects, every consumer has heard stories about contractors receiving cash payments and not coming back.
This article will address the homeowner “payment dilemma” posed above. To respond to questions about how and when to safely make payments to contractors, we first need to distinguish between projects of different sizes and complexity. For the purpose of simplicity, we will address the way to approach the payment for home improvement projects into the following 3 areas:
- Small Maintenance or Repair Projects
- Custom Projects
- Larger Renovation Projects
Small Maintenance or Repair Projects
A plumbing or electrical repair is an example of a small maintenance or repair project. Fixing a door, window, or mending a fence are additional examples. These types of projects usually take less than a day to complete, and are billed as either an hourly charge, or fixed fee to the homeowner. With small projects such as these, payments are usually made upon successful completion of the project.
Upon successful completion of the work, the contractor is paid in full. With small jobs like these, down payments are not necessary because the contractor has the ability to “finance” the work and pay for the materials until payment is received. As projects start to grow in scope and complexity, however, most contractors don’t have the flexibility to provide this kind of project financing.
Custom Projects
Custom projects provide a homeowner with specialized work where products and services are tailored for unique applications. Custom kitchens and baths, countertops, built-in cabinetry and shelving, and even custom painting projects fall under this category. With this kind of custom work, materials are being purchased that are created specifically for these projects. With this kind of work, some kind of down payment is usually required to order the custom materials.
For example, a custom kitchen or bath cabinet order requires a 30% to 50% down payment to get the cabinets built. The cabinet manufacturer knows that if the homeowner were to change his mind after making the order, that the manufacturer could be “stuck” with this custom cabinetry that was created for their specific application. Due to this custom application, the manufacturer protects their investment of time and materials by asking for up to half of the payment to produce the cabinets, and may require the remaining half upon delivery of the cabinetry to the jobsite.
With custom work such as this, the homeowner and contractor create a payment plan, or draw schedule that provides the contractor with the money they need to order these custom materials. It’s not up to the contractor to finance large material purchases such as this. This is the consumer’s responsibility.
With custom work such as this, the homeowner and contractor need to work out a payment plan that provides the contractor with the required deposits to order materials, and additional payments are made as the custom installations are completed. Payments should not exceed the work that has been completed. Work with your contractor to arrive at a payment plan that pays for all custom materials upon order, but pays the balance of the contract upon completion of the custom work.
Large Renovation Projects
Any large project should contain a detailed draw schedule. The homeowner pays these draws or “progress payments” when certain parts or phases of the project are completed. A draw schedule for a $100,000 second-story addition might look like this:
Payments to be made as follows:
| 1st DRAW | 10% DEPOSIT | $10,000 | 10% |
| 2nd DRAW | Second Floor Deck Installed | $15,000 | 15% |
| 3rd DRAW | Windows Installed | $15,000 | 15% |
| 4th DRAW | Close-In and Inspection | $10,000 | 10% |
| 5th DRAW | Drywall Taped | $10,000 | 10% |
| 6th DRAW | Prime Paint | $10,000 | 10% |
| 7th DRAW | Plumbing Fixtures Set | $10,000 | 10% |
| 8th DRAW | Hardwood Finished | $10,000 | 10% |
| 9th DRAW | Final Inspection | $5,000 | 5% |
| 10th DRAW | Punch List Complete and Final Release of all liens | $5,000 | 5% |
| TOTAL: | $100,000 | 100% | |
On large renovation projects, make sure you and the contractor are clear about when the final payment is due. Define in writing when the last draw is due. In many large projects, there is always some outstanding work to be completed, as you may still be waiting for a custom faucet or light fixture. It’s not fair to withhold the entire final draw if some part or material is on back-order, and the contractor can’t control delivery and completion.
In cases such as this, agree with the contractor to withhold the cost of the labor and materials for the outstanding work, but if the rest of the project is complete, pay the balance of the final draw. This type of cooperation and agreement allows you and your contractor to work together to complete your project to the satisfaction of everyone involved.
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The contractor wishing to install a in ground pool wants $3200.00 ten percent of the price of the pool. He will not start work for 3 to 4 weeks after receiving the deposit. Is this OK.
Please guide me.
I am planning on remodeling my whole kitchen and I have a budget of $10,000 to spend I’m redoing my kitchen this includes new cabinets flooring door and appliances how much would I have to put down before anybody would start working on it for me an exact amount would be great if you could figure it out
i’m installing an automatic gate and the cost is $2400.00 Th contractor wants 1000.00 due on or before construction start, 1000.000 due on before gate installation, and 400.00 on completion of project. Please advice.
Senior needs new elliptical set up. Still in box received as gift from relative at a distance. They want me to start using it for health 1 person if possible possibly $70 or 100 or less? If have step ladder hall light needs stronger bulb? I cannot climb. But best if person has put together exercise equipment etc. Thanks.
Hi Rose,
Here are some resources:
Cost Guide – https://www.homeadvisor.com/r/fitness-equipment-assembly-costs/
Handyman Service Request – https://www.homeadvisor.com/task.Handyman-for-Multiple-Small-Projects.39794.html
Great article. I m one of those people who got scammed by a general contractor. I paid him 15% down payment and a payment every week in cash for 4 weeks and no progress were made. He kept giving excuses of why things were not looking like much progress were made. I then got worried and told them I will stop making payments unless I see progress. I asked for a detailed list of things that they think are complete and expected completion dates of those things that have not been done from the contract that we signed. After that I don’t hear from him or see anyone working at the property. In total, I paid him $24800. Not only did he took the money but his workers did some extensive damages to the property and it costs me almost double to re-do/fix as what was originally quoted. Please be careful with who you hire.
What should be the draw schedule for a 60k room addition project?
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