Whole-Home Renovation

This proposal covers a whole-home renovation at {{client_address}}, approximately {{home_sqft}} square feet. Rooms in scope: {{rooms_in_scope}}. The work is phased to allow for predictable cash flow and minimize compounding delays.

Phase 1 — Pre-construction (Weeks 1–2)

• Finalize selections for all rooms; submit cabinet, stone, tile, flooring, and appliance orders

• Submit permit applications for mechanical, electrical, plumbing, and structural work

• Set up site protection, staging, and dumpster

Phase 2 — Demolition & rough-in (Weeks 3–6)

• Interior demo across all rooms in scope

• Rough plumbing, electrical, and HVAC modifications; schedule rough inspections

• Structural work: beam replacements, wall removals, subfloor repairs

Phase 3 — Shell & systems complete (Weeks 7–10)

• Insulation, drywall, texture, prime

• Paint ceilings and accent walls ready for trim

• Window/door replacement if in scope

Phase 4 — Cabinets, stone, and tile (Weeks 11–15)

• Kitchen and bath cabinets; countertop template and install

• All tile work (floor, wall, showers, backsplashes)

Phase 5 — Finishes and trim (Weeks 16–18)

• Finish flooring install throughout

• Base, case, and crown trim; paint touch-ups

• Light fixtures, plumbing trim, cabinet hardware, door hardware

Phase 6 — Appliance install, final inspections, punch (Weeks 19–20)

• Appliance delivery and install; final HVAC commissioning

• Coordinate and pass final AHJ inspections

• Walk-through; punch list; final deep clean

Estimated duration: 20 weeks (5 months) from permit issuance to substantial completion. {{occupancy_plan}}

Start date on or about {{start_date}}; substantial completion targeted for {{completion_date}}.

**Weather and supply chain:** Exterior work (windows, roofing if included) is subject to weather. Appliance, cabinet, and stone lead times can add 2–6 weeks to the critical path and are not under contractor control. Schedule is re-baselined after Phase 2 when all rough conditions are known.

Total contract price: {{total}}

Fixed-price with progress billing tied to physical completion, not calendar. Draws are as follows:

• **Deposit: {{deposit}}** — at signing

• **Rough complete: 20% of balance** — rough plumbing, electrical, HVAC, and structural work passed inspection

• **Shell complete: 15%** — drywall, paint prep, pre-wire

• **Cabinets set: 15%** — all cabinet runs installed and leveled

• **Stone installed: 10%**

• **Flooring complete: 10%**

• **Substantial completion: remaining 30%** — includes final punch, certificate of occupancy or final inspection

Allowances are itemized separately and reconciled at closeout. Under-runs credit to {{client_name}}; over-runs (due to selected material exceeding allowance) billed by Change Order.

Each draw is invoiced upon achievement of the named milestone. Due within seven (7) business days. {{contractor_name}} provides conditional lien waivers upon receipt of each draw and unconditional waivers upon clearance of the payment.

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

• Roofing, siding, and exterior painting unless explicitly itemized

• Landscaping, hardscaping, and site drainage

• Third-party design fees (architect, interior designer, engineer)

• Relocation costs for owners or pets during construction

• Temporary housing, storage, or moving services

• Asbestos/lead testing and abatement in pre-1978 homes

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

• All selections are confirmed in writing before Phase 2 begins; late selections push schedule day-for-day

• Owner is reachable via email within 24 hours during construction for selection decisions and Change Order approval

• Permit issuance within 4 weeks of application (AHJ-dependent; contractor is not responsible for AHJ delays)

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 30 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}}