Home Renovation / Building Works Contract
Home Renovation Contract
Larchmont Renovation Works BV — Contractor · You (the undersigned) — Homeowner
The bottom line
This is a €38,500 kitchen and bathroom renovation, and the work itself is described properly — there are drawings and a specification, and the contractor carries €1M of insurance. The money and the risk, though, are tilted heavily against you. You hand over €19,250 (half) before a single tile comes off, and payments follow the calendar, not finished work. The price is only an 'estimate': it can climb 20% (to €46,200) without asking you, plus any rise in materials costs with a 10% handling charge on top. There's no firm start date, no firm finish date and no penalty for delay. Extra work can be agreed verbally at rates you haven't seen. If the crew damages your home, the contractor's liability stops at €1,000 — and not at all if a subcontractor did it. The workmanship warranty is only 3 months. Bottom line: a normal renovation can be built on this contract, but sign it as written and almost every overrun, delay or accident lands on you. Negotiate before paying anything.
Red flags
Half the price paid before any work starts
Critical· Financial€19,250 is due on signing and another €11,550 four weeks in, regardless of progress. By the time you notice a problem, up to 80% of the money may be gone — and with it your leverage.
What to ask for
A 10–15% deposit, then payments tied to completed, checkable stages, with 5% held back until snagging is done.
Damage to your home capped at €1,000
Critical· LiabilityA single plumbing mistake can cost tens of thousands. The cap — plus zero liability for subcontractors — means the contractor's €1M insurance policy may never pay you a cent.
What to ask for
No cap for damage to the Property (or a cap at the insured amount) and full responsibility for subcontractors.
The price can rise without your approval
High· FinancialThe 'estimate' can grow 20% (to €46,200) without asking you, and materials increases are passed on with a 10% handling fee on top — with no cap on either beyond a 'notification'.
What to ask for
A fixed price for the Schedule A scope, or a small tolerance with written approval required for every increase.
Verbal extras at rates you haven't seen
High· FinancialAny chat with site staff can become paid extra work at 'prevailing rates'. With no written record, disputing the final invoice is very hard.
What to ask for
Written variations only, priced and accepted before the work is done; labour rates attached to the contract.
No real start or finish date — and no penalty for delay
High· OtherDates are 'estimates only' and the contractor isn't liable for delay 'howsoever caused' — even delay entirely within its control.
What to ask for
Fixed start and completion dates, a daily delay payment for contractor-caused delay, and a right to cancel if work doesn't start.
Contractor can walk away; you can't without paying
High· TerminationYou pay 25% to cancel before the start and lose the deposit after it; the contractor can stop at any time on 7 days' notice with no liability to you.
What to ask for
Mutual termination rights tied to breach, refunds of unearned payments, and cancellation fees limited to actual costs.
Key deadlines
- Deposit due — on signing
€19,250 (50%) is due the moment you sign, before any work. Don't sign until the payment schedule is renegotiated.
- Target start (not binding)Mar 1, 2027
Only 'on or around' this date, and the contractor confirms it. Ask for a written confirmation and plan temporary kitchen arrangements around it.
- Approximate completion (not binding)Apr 26, 2027
Roughly eight weeks after the target start. As drafted there's no penalty if it slips — note the real completion date, because the 3-month warranty runs from it.
- Report a defect — 7 days
Any defect must be notified IN WRITING within 7 days of discovering it, or the warranty may not apply. Email with photos the same day you spot it.
- Workmanship warranty ends
3 months after completion. Do a thorough inspection (run every tap, check every seal and tile) a few weeks before it expires.
- Possible cooling-off window
If you signed at home or away from the contractor's premises, many EU countries give consumers a short cancellation window (often 14 days). Check your local rules before paying the deposit.
Dates you have to act on. Adding them to your calendar takes one click.
Key facts
- Estimated price
- €38,500 incl. VAT (may rise 20% without approval)
- Paid before work starts
- €19,250 (50%)
- Payment trigger
- Calendar dates, not completed stages
- Start / finish
- 'Around' 1 March 2027 / 'approximately' 8 weeks — no delay penalty
- Contractor's liability
- Capped at €1,000, incl. damage to your home
- Defects warranty
- 3 months, workmanship only
- Disputes
- Arbitrator chosen by the contractor, at your cost
Clause by clause
1. Scope of Works
Low· OtherWhat the contract says
“The Contractor shall renovate the kitchen and the main bathroom of the Property as described in the drawings and specification attached as Schedule A ("Works")...”
What it means
The job is defined by Schedule A — drawings plus a specification. That's genuinely good: a written scope is your best protection against 'that wasn't included'. Its value depends on how detailed Schedule A is, so read it line by line.
Negotiation tip
Make sure Schedule A names brands, models and finishes (tiles, taps, worktop, units) and says who supplies each item. Anything left vague will be priced as a variation later.
2. Contract Price — an estimate that can grow
High· FinancialWhat the contract says
“The Contract Price is an estimate only. The final price may exceed the Contract Price by up to twenty percent (20%) without further approval from the Homeowner.”
What it means
€38,500 is a starting point, not a promise. The contractor can bill up to €46,200 without asking you, and beyond that they only have to 'notify' you — not get your agreement. You can't budget on a number the other side controls.
Negotiation tip
Ask for a fixed price for the Schedule A scope. If they won't, agree a much smaller tolerance (e.g. 5%) and require your written approval, with a reason and a breakdown, before any increase is incurred.
3. Payment Schedule — half up front, on the calendar
Critical· FinancialWhat the contract says
“The Homeowner shall pay: fifty percent (50%) of the Contract Price upon signing of this Agreement and before any Works commence; thirty percent (30%) four (4) weeks after the start date; and the balance upon completion.”
What it means
You pay €19,250 before any work happens, and another €11,550 four weeks in — whether or not anything has been finished. By week four you could have paid 80% for a gutted kitchen. If the contractor stalls or goes out of business, your money is gone and you have little leverage left.
Negotiation tip
Cap the deposit at 10–15% (enough to order materials), then pay against completed stages: strip-out done, first fix done, tiling done, fixtures installed. Hold back 5% until snagging is finished.
4. Materials Price Adjustment
High· FinancialWhat the contract says
“Should the cost of materials increase after the date of this Agreement, the Contractor may pass on such increase to the Homeowner in full, together with a handling charge of ten percent (10%) of the increase.”
What it means
If materials get more expensive, you pay the difference — plus a 10% fee for the contractor's trouble. There's no cap, no requirement to show invoices, and it seems to sit on top of the 20% estimate tolerance. Price drops, of course, aren't passed back.
Negotiation tip
Ask that materials be priced and ordered at signing (that's what a deposit is for). If an adjustment clause stays, make it work both ways, require supplier invoices as proof, cap it, and drop the 10% handling charge.
5. Start and Completion — no dates that count
High· OtherWhat the contract says
“Any dates given are estimates only, and the Contractor shall not be liable for any delay, howsoever caused.”
What it means
The start date is 'on or around' 1 March 2027, confirmed whenever the contractor decides, and the finish is 'approximately' eight weeks later. 'Howsoever caused' means even delays that are entirely their fault — moving the crew to another job, say — cost them nothing. For you it can mean weeks without a kitchen.
Negotiation tip
Agree a fixed start date and a completion date, with a modest daily delay payment (e.g. €50–100 per day) for delays within the contractor's control, and a right to end the contract if work hasn't started within, say, 3 weeks of the agreed date.
6. Subcontracting
Medium· LiabilityWhat the contract says
“The Contractor may subcontract all or any part of the Works to third parties of its choosing without notice to or consent from the Homeowner.”
What it means
You may be hiring this company but get entirely different people in your home. Using specialist subcontractors (electricians, plumbers) is normal; not even telling you who they are isn't — especially as clause 10 says the contractor isn't liable for what subcontractors do.
Negotiation tip
Ask to be told in advance who will do the electrical and plumbing work, and add that the contractor remains fully responsible for its subcontractors' work and conduct.
7. Variations — verbal changes, unknown rates
High· FinancialWhat the contract says
“Changes to the Works may be requested or agreed orally between the Homeowner and the Contractor's site personnel. All variations and extra work shall be charged at the Contractor's prevailing rates...”
What it means
A chat with the foreman — 'could you move that socket?' — can become a billable variation at rates you've never seen. With nothing in writing, the final invoice is your word against theirs. This is where most renovation budgets quietly blow up.
Negotiation tip
Require every variation to be agreed in writing (a text or email is enough) with its price and any effect on the completion date, BEFORE the work is done. Attach the day rates and labour rates to the contract now.
8. Permits and Approvals
Medium· OtherWhat the contract says
“The Homeowner is solely responsible for obtaining and paying for all permits, consents, and approvals required for the Works.”
What it means
If the work needs building approval, a building-management consent or utility sign-off, that's on you — and any delay it causes is your cost too. Many kitchen and bathroom jobs need no permit at all, but moving walls, drains or gas lines often does. You're the one least able to know which.
Negotiation tip
Ask the contractor to confirm in writing which permits, if any, the Works need, and to prepare the technical paperwork. Paying the fees yourself is reasonable; carrying all the risk of their scope is not.
9. Defects Warranty — 3 months, with exclusions
High· LiabilityWhat the contract says
“The Contractor warrants its workmanship for a period of three (3) months from completion. This warranty excludes materials and fixtures, cosmetic defects, settlement cracks, and any defect not notified to the Contractor in writing within seven (7) days of its discovery.”
What it means
Three months is short — a leaking shower seal or cracking grout often shows up later. The exclusions narrow it further, and missing the 7-day written notice could lose you the claim entirely. In many EU countries you may have statutory rights that a contract can't remove, but a clause like this makes enforcing them harder.
Negotiation tip
Ask for at least 12 months on workmanship (24 is common for wet areas), a 'reasonable time' to notify instead of 7 days, and that the contractor passes on manufacturers' warranties for the fixtures it supplies.
10. Liability — your home covered up to €1,000
Critical· LiabilityWhat the contract says
“The Contractor's total liability under this Agreement, including for damage to the Property, its existing structures, fixtures, and contents, shall not exceed EUR 1,000. The Contractor shall not be liable for any damage caused by its subcontractors.”
What it means
If a pipe is cut and floods your downstairs neighbour, or a dropped tool cracks your new worktop, the contractor pays at most €1,000 — and nothing at all if a subcontractor did it. That's under 3% of the job, on works inside your home. In many countries a cap this low against a consumer could be challenged as unfair, but you'd have to fight it.
Negotiation tip
Delete the cap for damage to the Property, or raise it to at least the insured amount, and make the contractor responsible for its subcontractors. They already carry €1M of insurance (clause 11) — this cap stops it ever paying you.
11. Insurance
LowWhat the contract says
“The Contractor maintains public liability insurance with a limit of EUR 1,000,000 and will provide a copy of the certificate on request.”
What it means
Good to see — a contractor with €1M public liability cover is a better bet than one without. Ask for the certificate before work starts and check the dates. Note the tension with clause 10: insurance only helps you if the contract lets you claim.
12. Materials and Site — leftovers and cleanup
Medium· FinancialWhat the contract says
“All surplus materials remain the property of the Contractor and may be removed from the Property at any time. Site cleaning, waste removal, and skip hire are not included in the Contract Price...”
What it means
You pay for the materials, but anything left over — spare tiles you'd want for future repairs, say — goes home with the contractor. And clearing out an old kitchen and bathroom is a real cost (skip hire alone can run to several hundred euros) that isn't in the price at all.
Negotiation tip
Ask for surplus materials you've paid for to stay with you (keep at least one box of each tile), and for waste removal and a final clean to be included in the price or quoted now as a fixed amount.
13. Cancellation — one way only
High· TerminationWhat the contract says
“The Homeowner may cancel this Agreement before the start date upon payment of a cancellation fee of twenty-five percent (25%) of the Contract Price plus the cost of any materials already ordered... The Contractor may suspend or terminate the Works at its discretion upon seven (7) days' written notice, without liability to the Homeowner.”
What it means
Cancel before anything starts and you owe €9,625 plus materials. Cancel after, and you lose the €19,250 deposit. The contractor, meanwhile, can walk away mid-job with a week's notice and owe you nothing — leaving you with a half-finished kitchen, half your money spent and a new builder to find.
Negotiation tip
Make it mutual: the contractor can only end the contract for your non-payment, and if it walks away otherwise it refunds what you've paid beyond the value of work done. Cancellation fees should cover actual costs incurred, not a flat 25%.
14. Disputes — their arbitrator, your bill
High· Dispute resolutionWhat the contract says
“Any dispute arising out of this Agreement shall be referred to a single arbitrator nominated by the Contractor, seated in the city of the Contractor's registered office. The Homeowner shall bear the costs of the arbitration.”
What it means
If you disagree about money or quality, the contractor picks the arbitrator and you pay for the whole process, win or lose. That alone may deter you from raising a complaint. Many EU countries restrict arbitration clauses forced on consumers, but check your local rules rather than relying on that.
Negotiation tip
Replace with the local courts where the Property is located (or a consumer dispute-resolution body), with costs decided by the outcome. A neutral, jointly-appointed expert for quality disputes is a fair addition.
Questions to ask before signing
- 1Can we reduce the deposit to 10–15% and tie the remaining payments to completed stages?
- 2Will you give a fixed price for everything in Schedule A instead of an estimate?
- 3Can every variation be agreed in writing, with its price, before the work is done?
- 4What are your labour and day rates, and can we attach them to the contract?
- 5Can we fix a start date and completion date, with a daily payment if you're late for reasons within your control?
- 6Who will do the electrical and plumbing work, and will you take responsibility for your subcontractors?
- 7Can the liability cap be removed for damage to my home — your insurance already covers it?
- 8Can the warranty be 12 months, and will waste removal and a final clean be included in the price?
Legal terms, decoded
- Estimate vs. fixed price
- An estimate is a best guess the final bill can exceed; a fixed price (or firm quote) is what you pay for the agreed scope, whatever the contractor's costs turn out to be.
- Variation (change order)
- Any change to the agreed work — added, removed or altered. Good contracts require variations to be priced and agreed in writing before they're carried out.
- Stage payments
- Paying in instalments as defined parts of the job are completed and checked, so you're never far ahead of the work actually done.
- Retention
- A small percentage (often 5%) of the price held back until the snagging list is finished, giving the contractor a reason to come back and fix the last details.
- Snagging (punch list)
- The list of small defects and unfinished details you note at the end of the job — chipped tiles, a sticking drawer, missing sealant — for the contractor to put right.
- Delay payment (liquidated damages)
- A pre-agreed amount per day the contractor pays if it finishes late for reasons within its control. It turns a vague 'approximately' into a date with consequences.
- Liability cap
- The maximum one party has to pay if things go wrong. A cap far below the value of what's at risk effectively shifts that risk to the other party.
- Public liability insurance
- Insurance covering damage or injury a business causes to other people or their property. Ask for the certificate — and make sure the contract doesn't stop you claiming against it.
Generated by Fair Contracts on October 19, 2026 using automated AI analysis. Automated analysis can miss things or be wrong.
Fair Contracts is an informational tool, not legal advice, and using it creates no lawyer–client relationship. For decisions that matter, consult a licensed professional in your country.
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