Have someone read the proposal before you sign it.
A contractor’s proposal is the document that decides what you get, what you pay, and what happens when something changes. Most of them are a page long and leave out the things that matter. I read it line by line and send it back marked up.
Scope and money.
- Is the work described specifically enough to hold someone to
- What’s excluded, and what’s simply missing
- Allowances, and whether they’re realistic
- Site work, demolition, disposal, permit fees
- Who pulls the permits and books the inspections — in writing
- Who supplies what
- Fixed price or cost-plus, and what that means for you
Terms.
- Deposit — Maine caps it at one third
- Payment schedule tied to work completed, not to dates
- Start and substantial completion dates
- How change orders get priced and approved
- Warranty, and what it actually covers
- Insurance certificates and lien waivers
The proposal back, marked up.
A written list of what to change, the questions to send your contractor, and thirty minutes on the phone. Turnaround is three business days.
A few things people ask.
Maine doesn’t license general contractors?
No. Maine has no general contractor licensing requirement, so anyone can hold themselves out as one. Electricians and plumbers are licensed; the person running your job isn’t. That’s not a reason to panic, but it does mean the contract is doing more work than you might assume.
My contractor said he’d handle the permits. Is that enough?
Only if it’s written down and you can check it. If a job that needed a permit never got one, the city treats it as an illegal build — your insurance may not cover problems in that space, you have to disclose it when you sell, and the city can require you to apply after the fact, which sometimes means opening finished walls so an inspector can see behind them. This happens more often than people think, and usually not because anyone was dishonest. It happens when the contractor is also the one giving the advice and treats the paperwork as a side job.
Work has already started. Too late?
No, but it’s harder. If the scope is unclear or a change order is being disputed, there’s usually still room to get things written down properly. Send it over and I’ll tell you honestly whether I can help.
Are you a lawyer?
No, and this isn’t legal advice. I’m reading it as someone who has run construction contracts for fifteen years and knows what belongs in one. If something needs an attorney, I’ll tell you.