Free Remodeling Contract Template - Kitchen, Bath & More

A remodeling contract addresses issues specific to working on an existing home. It includes existing conditions clauses (what happens when you find rot or outdated wiring behind the walls), owner selection allowances (budgets for fixtures, tile, and countertops the homeowner chooses), and occupied-home provisions (dust barriers, work hours, utility shutoff notice). A general construction contract assumes a blank slate. A remodel contract assumes surprises.

Allowances are budget line items for materials the homeowner selects, like light fixtures, faucets, tile, or countertops. For example, a $2,500 countertop allowance means the contract includes $2,500 for countertops. If the homeowner picks a $3,200 slab, they owe the $700 difference as a change order. If they pick a $2,000 option, they get a $500 credit on the final payment. Allowances keep the contract price firm while giving homeowners flexibility on finishes.

A typical residential remodel uses 4-5 milestone payments: 20% deposit at signing, 20% at demo/rough-in start, 25% when rough-in inspections pass, 25% when finish work is installed, and 5-10% retainage held until the punch list is complete. Never pay more than 30% upfront. Tying payments to inspections protects both sides. Many states have laws limiting how much a contractor can collect before starting work, often 10-33% or $1,000, whichever is less.

An existing conditions clause states that the contract price is based on what was visible at the time of the estimate. When you open walls in an older home, you might find rot, mold, outdated wiring, or plumbing that does not meet code. This clause requires the contractor to stop and notify the homeowner before fixing hidden issues, and it establishes that the repair will be handled through a formal change order. Without this clause, disputes over who pays for surprises are almost guaranteed.

Yes, if the homeowner will be living in the home during construction. Occupied-home provisions cover practical issues: permitted work hours (typically 8 AM - 5 PM), dust barriers between the work zone and living spaces, floor and furniture protection, daily cleanup, and advance notice before shutting off water or electricity. These terms set expectations and prevent conflicts. A kitchen remodel where the homeowner has no running water for a surprise 3 days is a recipe for a bad review.

Not necessarily, but the scope section should be tailored to the project type. A kitchen remodel contract needs line items for cabinets, countertops, backsplash, and appliance hookups. A bathroom remodel needs waterproofing, tile, vanity, and shower enclosure items. This template auto-populates common scope items when you select the remodel type, so you start with the right line items and adjust from there.

This template is a solid starting framework that covers the key provisions for residential remodeling agreements. However, contract law varies by state, and some states have specific requirements for home improvement contracts (such as right-to-cancel periods, maximum deposit limits, or required disclosures). For projects over $10,000, having an attorney review your contract is a good investment. At minimum, both parties should sign, each keep a copy, and the scope and payment terms should be clear.