What Kirkland Homeowners Should Check Before Signing a Remodeling Contract

By the CHC Remodel team in Kirkland, WA · Last updated: October 26, 2026

You’ve picked a contractor and the contract is on the table. This is the moment that protects your money, your schedule and your home. A good contract is clear enough that you and your contractor read it the same way. This guide goes through it clause by clause, shows the red flags, and ends with a 10-minute check you can do before you sign.

The contract, clause by clause

Clause	What it should say	Red flag
Who’s who	Your name and address; the contractor’s legal business name, address and Washington registration number	A name that doesn’t match the contractor’s L&I registration
Scope of work	Room by room: what’s removed, built and installed, with drawings attached; what’s not included	“Remodel kitchen as discussed”
Materials	Brand, model, color or grade for main items	“Standard” or “builder grade” with no details
Allowances	A dollar amount for items you’ll choose later, and whether it includes installation	Very low allowances that make the price look cheaper
Price	The total, what it includes, and sales tax shown	A price with no breakdown, or no mention of tax
Payments	Payments tied to finished stages of work, with a final payment held until the job is complete	A large deposit, cash only, or payment to a person’s name
Schedule	A start window, expected length, and how delays will be explained	No dates at all
Permits	Who applies, who pays the fees, and that work waits for the permit	“You don’t need a permit for this” on structural, plumbing or electrical work
Change orders	Every change in writing, with price and time, signed before work	“We’ll sort out extras at the end”
Subcontractors and liens	Main subcontractors and suppliers listed; lien releases before final payment	No mention of lien releases
Insurance and damage	The contractor’s liability insurance covers damage to your home	No proof of insurance
Site rules	Work hours, cleanup, dust protection, parking and where materials are stored	Nothing about cleanup or protection
Finishing	What “complete” means: final inspection passed, punch list done, documents handed over	No definition of done
After the job	How to report a problem after completion, and how fast it will be looked at	No process at all
Ending the contract	When either side can end it, and how work done so far is paid for	Only the contractor can end it
Disputes	Steps to follow: talk, then mediation, then arbitration or court	A clause you don’t understand, or that you didn’t notice

The four clauses that matter most

1. Scope of work: the heart of the contract

A common source of trouble is “I thought that was included.” A good scope lists the work room by room. It says what’s being removed, what’s being built, and what’s not included, like painting other rooms or moving the washer. Drawings and a materials list should be attached and named in the contract.

Ask for: “Please attach the plans and the full materials list, and add a list of what’s excluded.”

2. Payment schedule: pay for work that’s done

Washington L&I’s advice is simple: don’t pay in full until the job is done. Be careful of contractors who want only cash, large deposits, or the whole price up front (L&I). Each payment should match a stage you can see, like passed inspections or installed cabinets.

Washington’s disclosure statement also reminds you that you can hold back part of the payment, called retainage, for your protection (RCW 18.27.114).

3. Change orders: no surprises on the bill

A change order is a short written agreement that changes the contract. Each one should say:

• what’s changing and why
• the added or reduced cost
• the effect on the schedule
• that both of you signed it before the work is done

Ask for: “No extra work without a signed change order.”

4. Lien releases: protect your home

If your contractor doesn’t pay a subcontractor or supplier, they can put a lien (a legal claim) on your home, even if you already paid the contractor. As the owner, you’re ultimately responsible for making sure suppliers, subcontractors and workers are paid (L&I). A lien release is a signed note from a subcontractor or supplier saying they’ve been paid.

Ask for: “Lien releases from all subcontractors and suppliers before the final payment.”

Washington and Kirkland rules to know

• The disclosure statement. For residential work of $1,000 or more, the contractor must give you a disclosure statement to sign before starting work. It shows their registration number and bond amount, warns that unpaid suppliers or subcontractors can lien your property, and tells you that you can ask for lien releases (RCW 18.27.114).
• Sales tax. In Washington, remodeling for a homeowner is generally subject to sales tax on the total charge, including labor, materials and permits (WA Department of Revenue). Make sure the contract shows it.
• Permits. Your contractor should get the permits. For how long Kirkland review takes, see our Kirkland renovation planning guide.
• Kirkland business license. Kirkland requires a city business license for businesses working in the city, including those based elsewhere (WA Department of Revenue).
• Canceling a contract signed at home. If you signed after a sales visit to your home, the FTC Cooling-Off Rule may let you cancel until midnight of the third business day. Some sales are exempt, so check the cancellation notice (FTC).

A worked example: a payment schedule for a $60,000 kitchen

This is a made-up example to show a fair structure. It isn’t a rule, a real project or a quote.

Payment	When	Amount
1	At signing	$6,000 (10%)
2	Demolition done and rough plumbing and electrical inspections passed	$15,000
3	Drywall done and cabinets installed	$18,000
4	Counters, fixtures and appliances installed	$15,000
5	Final inspection passed, punch list done, lien releases received	$6,000 (10%)
Total		$60,000

Each payment comes after work you can see, and the last one waits until everything is truly finished. For typical kitchen prices, see our kitchen remodel cost guide.

Before you sign: your 10-minute check

• The contractor’s name matches their registration on L&I Verify
• The scope is room by room, with drawings and a materials list attached
• Exclusions are listed
• Allowance amounts are realistic and say whether installation is included
• The price shows sales tax
• Payments follow finished work, and the last payment waits for final inspection and lien releases
• Start date, expected length and permit responsibility are written down
• The change-order process requires signed, priced changes before work
• “Complete” is defined, and there’s a way to report problems after the job
• You’ve received, or been promised, the disclosure statement before work starts

Still choosing a contractor? Start with our Kirkland renovation due-diligence checklist.

How CHC Remodel handles contracts

At CHC Remodel, scope changes are confirmed in writing, with any cost or schedule impact, before work goes ahead. We’re happy to walk through our contract with you line by line before you sign. See our remodeling process and our Kirkland remodeling services, browse project photos on our Houzz profile, or read what homeowners say in our Google reviews. WA contractor registration CONTEHC837KA.

Frequently asked questions