What Should a Remodeling Contract Include? A Contractor's Complete Checklist for Huntington, WV & the Tri-State Area

Detailed Scope of Work

This is the single most important section of any remodeling contract. Every deliverable must be spelled out in writing — not summarized, not implied, not described in general terms. If it's not in the scope, the contractor has zero obligation to do it.

A proper scope of work includes:

• Specific materials with manufacturer, model, grade, or color — not "tile, as selected" but "Daltile Restore 12×24 Matte White (SKU 123), supplied by homeowner"
• Exact square footage for flooring, tile, drywall, and other area-based work
• Demolition scope — what gets removed, who hauls it, and where it goes
• Disposal fees — spelled out as contractor's responsibility or itemized as an add-on
• Subcontractor work — which trades are subs, who manages them, and who is responsible if they fail
• Site protection — furniture, flooring, and neighboring rooms that need to be covered or sealed
• Final condition — what "complete" looks like (patched drywall, paint-ready, broom clean, etc.)

In Huntington, WV and the Tri-State market, scope disputes account for the majority of contractor complaints filed with the West Virginia Contractor Licensing Board. The fix is simple: if you can't draw a clear line around it, it's not in scope.

Milestone-Based Payment Schedule

How you pay a contractor determines how much leverage you have throughout the project. The structure of the payment schedule is not a formality — it's your primary enforcement tool.

A properly structured payment schedule ties every payment to a completed, verifiable milestone. Not calendar dates. Not "when materials arrive." Not "when we feel like asking." Completed work you can see and inspect.

• Initial deposit: no more than 10–15% of total project cost, paid at signing to cover mobilization
• Progress payment 1: tied to demo complete and rough-in inspected (typically 25–30%)
• Progress payment 2: tied to walls closed, mechanicals passed inspection (typically 25–30%)
• Progress payment 3: tied to finish work substantially complete (typically 20%)
• Final payment: 10–15% held until punch list complete and final walkthrough signed off

Written Change Order Process

Change orders are how the scope, cost, and timeline of a project change after work has started. They are completely normal. What's not normal — and not acceptable — is a contractor who changes scope, adds costs, or extends timelines without a written, signed document.

Your contract must specify:

• All scope changes require a written change order before work proceeds
• Each change order includes: description of change, cost impact, and timeline impact
• Both homeowner and contractor must sign before the change is authorized
• No verbal change orders are valid or enforceable
• Unsigned change orders constitute unauthorized work — contractor works at their own risk

The change order clause protects you from "change order bleed" — the practice of starting a project low, then adding costs through a series of undisclosed extras once your walls are open and you're committed. I've seen homeowners in Charleston, Huntington, and across the WV Tri-State area end up paying 40–60% over the original estimate because there was no change order process in their contract.

Project Timeline and Completion Date

A contract without a completion date is a blank check on your time. "We'll get it done" is not a timeline. "Sometime this summer" is not a timeline. A contract must include a written start date and a written substantial completion date — along with what happens if either is missed.

• Scheduled start date — specific calendar date, not "TBD" or "when materials arrive"
• Substantial completion date — the date by which all major work is done
• Allowable delays — weather, supply chain delays, homeowner-caused changes (specified, not open-ended)
• Liquidated damages clause — daily penalty if contractor misses completion without a valid documented delay
• Notice requirements — contractor must provide written notice within X days of any anticipated delay

Liquidated damages clauses — where the contractor owes you a set dollar amount per day of delay — are uncommon in residential contracts but worth requesting on projects over $15,000. Most reputable contractors will agree to a reasonable amount because they plan to finish on time.

Warranty Terms

A contractor who won't put their warranty in writing doesn't believe in their own work. Verbal warranties are worth nothing when something fails 8 months after the project closes.

Your contract must specify:

• Workmanship warranty: minimum 1 year on labor — 2 years is the industry standard for quality contractors
• Materials warranty: pass-through from manufacturer (contractor provides documentation)
• What voids the warranty — and what doesn't (normal use never should)
• Response time requirement — how quickly contractor must respond to a warranty claim
• Warranty exclusions — clearly limited, not a broad carve-out that swallows the warranty

Permits, Insurance, and License

These three items belong in the contract, not just in your file. A contractor who pulls permits, carries proper insurance, and holds a valid WV contractor's license should have no problem putting that information in writing.

• Permit responsibility — contractor will obtain all required permits before work begins (and is responsible for costs)
• General liability insurance — minimum $1M per occurrence; contractor provides certificate naming you as additionally insured
• Workers' compensation — covers all employees and subcontractors on-site
• Contractor license number — West Virginia Division of Labor registration
• Subcontractor qualification — all subs must be licensed and insured; contractor provides documentation on request

Lien Waiver Provisions

A mechanic's lien gives contractors and subcontractors the legal right to place a claim against your property if they don't get paid — even if you already paid the general contractor. This is one of the most overlooked risks in residential remodeling.

Your contract must address:

• Contractor provides a conditional lien waiver with each progress payment
• Contractor provides an unconditional lien waiver at final payment covering all labor and materials
• Subcontractors and material suppliers provide lien waivers before final payment is released
• Contractor warrants they have paid — or will pay — all subs and suppliers from project funds

West Virginia's lien laws are complex and contractor-friendly. If your GC pockets your money instead of paying subs, those subs can lien your home — and you may have to pay twice. Lien waiver provisions in your contract close this gap.