Handyman Punch-List (Time & Materials)

This agreement covers time-and-materials handyman services for {{client_name}} at {{client_address}} within {{service_area}}.

Covered services (examples, not exhaustive):

• Drywall patch and touch-up paint

• Fixture install (ceiling fans, light fixtures, shelving)

• Caulking and weatherstripping

• Cabinet hardware replacement

• Door slab replacement, lock install

• Faucet and toilet replacement

• Ceiling fan balancing and motor replacement

• Smoke and CO detector replacement

• Basic furniture assembly

• Honey-do punch lists

NOT covered under this agreement:

• Major plumbing (beyond fixture swaps)

• Electrical work requiring permit (panel work, new circuits)

• HVAC repair beyond filter changes

• Structural repairs

• Permitted remodel work

• Hazardous material (asbestos, lead paint, mold)

• Any single job with estimated cost above $2,500 (requires separate fixed-price proposal)

Rate card:

• **Single handyman:** {{hourly_rate}} per hour

• **Two-person crew:** {{two_person_rate}} per hour

• **Trip charge:** {{trip_charge}} per visit (waived if total labor over 4 hours)

• **Minimum:** 1 hour first-hour minimum, then 15-minute increments

• **After-hours (evenings/weekends):** 1.5x regular rate

• **Emergency (same-day):** 2x regular rate

• **Materials:** at {{contractor_name}}'s cost plus 15%, or {{client_name}} may supply

Estimates:

• {{contractor_name}} provides a not-to-exceed estimate on request before starting work on jobs estimated at 4+ hours.

• Jobs under 4 hours billed as worked; homeowner may stop work at any time.

Scheduling: typical lead time 3–10 business days. Agreement is open-ended; {{client_name}} books individual visits as needed via text, email, or online booking.

**Payment:** Billed at end of each visit. Total for each visit = (hours x rate) + materials + trip charge.

• **Under $500:** due at end of visit (credit card on file or invoice)

• **Over $500:** 50% due at end of visit, balance due within 5 business days via invoice

• **Over $2,500 estimated:** requires separate fixed-price proposal (not covered by this T&M agreement)

Credit card, ACH, or check accepted. 3% surcharge on credit card for jobs over $500.

Due at end of visit or per invoice terms above. Unpaid invoices over 15 days past due accrue 1.5% monthly service charge.

Invoices are due upon receipt. Payments more than ten (10) calendar days past due accrue a service charge of one and one-half percent (1.5%) per month on the unpaid balance, or the maximum rate permitted by law, whichever is less. {{contractor_name}} reserves the right to stop work and preserve lien rights if any progress payment is not received within five (5) business days of the due date. All retained mechanic's lien, stop notice, and bond rights under applicable state law are preserved.

The following items are specifically NOT included in the contract price and are the responsibility of {{client_name}} unless added by written Change Order:

• Permits, plan-review fees, and jurisdictional inspection fees unless explicitly itemized above

• Repair or remediation of pre-existing code violations discovered during the work

• Asbestos, lead paint, mold, or other hazardous material abatement

• Structural engineering, architectural drawings, or third-party design services

• Finish selections, fixtures, or appliances not listed in the itemized scope

• Work on concealed systems (electrical, plumbing, HVAC, framing) beyond the points of connection identified

• Landscaping restoration beyond returning disturbed areas to rough grade

• Post-completion cleaning beyond construction broom-clean

• Permit pulling (requires separate fixed-price work)

• Materials warranty (passes through from manufacturer)

• After-hours or emergency work not booked via standard channels

• Jobs outside {{service_area}}

• Any work exceeding the $2,500 single-job threshold

This proposal is based on the following assumptions. If any assumption is incorrect, the contract price and schedule are subject to adjustment by Change Order:

• Site access is available during normal working hours (7am–5pm, Monday–Saturday)

• Adequate parking is available within 100 feet of the work area

• Electrical power and potable water are available on-site at no cost to contractor

• Existing structural elements, waste lines, water supply, and electrical service are in serviceable condition unless noted

• {{client_name}} will remove personal property, artwork, and valuables from the work area prior to start

• Work is based on a single mobilization; re-mobilization required due to delays outside contractor's control will be billed at current rates

• {{client_name}} provides access to work area and materials (or authorizes material pickup)

• Pets are secured during work

• {{client_name}} accepts that T&M pricing depends on actual time worked; unforeseen conditions extend the time

Any modification to the scope, specifications, materials, or schedule set forth in this agreement must be authorized in writing as a Change Order signed by both parties before the work is performed. Each Change Order will describe the modified scope, any adjustment to the contract price, and any impact on the schedule. Verbal instructions do not modify this agreement. Additional time and cost associated with unforeseen conditions — including but not limited to concealed rot, asbestos, mold, faulty prior installation, unmarked utilities, or code-required upgrades triggered by the work — will be documented as a Change Order and billed at the rates stated in this proposal or at {{contractor_name}}'s then-current published labor rates, whichever is in effect at the time the condition is discovered.

{{contractor_name}} warrants the workmanship of the installed work for a period of one (1) year from the date of substantial completion. Manufacturer warranties on materials and equipment pass through to {{client_name}} as provided by the manufacturer and are the exclusive source of any material warranty. This warranty does not cover normal wear, abuse, neglect, acts of God, subsequent work performed by others, damage from settlement or movement of the building, or modifications to the installed work performed without written consent. To make a warranty claim, {{client_name}} must notify {{contractor_name}} in writing within thirty (30) days of discovering the alleged defect and allow reasonable access to inspect and repair.

This proposal is valid for 90 days from the proposal date ({{proposal_date}}). Pricing is subject to change after that date due to material market fluctuations and scheduling availability. Acceptance requires signature below and receipt of the deposit amount stated in Payment Terms. Upon acceptance, this proposal, together with any attached specifications and subsequent written Change Orders, constitutes the complete agreement between the parties and supersedes any prior oral or written discussions.

**{{contractor_name}}** — License {{contractor_license}}

By: ________________________ Date: ______________

Print Name: ________________________

**{{client_name}}** — Owner / Authorized Representative

By: ________________________ Date: ______________

Print Name: ________________________

Property Address: {{client_address}}