Written repair contract lines in 4 states

• Arizona : A contract for more than $1,000 between a contractor and a property owner must be in writing and contain specific information, according to Arizona State Legislature .
• Florida : If a contractor receives an initial payment totaling more than 10 percent of the contract price for residential work, specific statutory requirements apply, according to The Florida Senate .
• Washington : Contractors must provide a specific disclosure statement prior to starting work when the bid or contract price totals one thousand dollars or more for residential projects of four or fewer units, according to Washington State Legislature .

The specific lines required depend on which state's rule applies to the job. Arizona's statute applies to any contract in an amount of more than $1,000 between a contractor and the owner of a property to be improved, requiring the contract to contain specific information in writing Arizona State Legislature . This threshold is a dollar amount on the total contract, not a percentage of the price.

Florida's rule is triggered by the initial payment rather than the total contract value. A contractor who receives, as initial payment, money totaling more than 10 percent of the contract price for repair, restoration, improvement, or construction to residential real property must meet specific requirements The Florida Senate . This 10 percent line is distinct from Arizona's $1,000 line and applies specifically to residential real property.

Minnesota's rule covers the form of the agreement itself. All agreements, including proposals, estimates, bids, quotations, contracts, purchase orders, and change orders between a licensee and a customer for the performance of a licensee's services must be in writing Minnesota Office of the Revisor of Statutes . This writing requirement applies to the agreement as a whole, including change orders, rather than just a final contract.

Each state's page defines its own trigger and required lines. Do not blend Arizona's dollar threshold with Florida's percentage test or Washington's spelled-out amount. The lines required before work starts are specific to the jurisdiction governing the job.

When a repair contract in Arizona exceeds $1,000, the paper must list specific details before work begins. The 32-1158 - Contract requirements; provision of documents at contract signing page outlines these items. First, the document must state the name of the contractor and the contractor's business address and license number, according to Arizona State Legislature . This identifies exactly who is responsible for the job.

Next, the contract must show the total dollar amount to be paid to the contractor by the owner for all work to be performed under the contract, including all applicable taxes, according to Arizona State Legislature . This line covers the full cost, not just labor or materials separately. It ensures the owner sees the final figure before signing.

If you take a deposit, the paper must also state the dollar amount of any advance deposit paid or scheduled to be paid to the contractor by the owner, according to Arizona State Legislature . This line clarifies how much money changes hands upfront. It prevents confusion about what has been paid and what remains due.

For jobs with multiple payment stages, the contract must list the dollar amount of any progress payment and the stage of construction at which the contractor will be entitled to collect progress payments during the course of construction under the contract, according to Arizona State Legislature . This ties each payment to a specific milestone. It defines when the contractor can expect the next check.

These lines appear on the contract itself. They are not optional add-ons. If the total price is over $1,000, these details must be present. You can check your current quote against this list. Mark whether it shows the contractor's name, address, and license number. Mark whether it shows the total price including taxes. Mark whether it shows the deposit amount. Mark whether it shows progress payment amounts and stages. If a line is missing, add it before the customer signs. This keeps the paper complete. It matches what the state page requires.

Related billing checks are in Partial billing: 8 rules for estimate approval .

Florida Statutes 489.126 sets a specific trigger for when a contractor receives money as initial payment. According to The Florida Senate , a contractor who receives, as initial payment, money totaling more than 10 percent of the contract price for repair, restoration, improvement, or construction to residential real property must meet specific requirements. This threshold applies to the total amount of the initial payment relative to the full contract price. It is not a fixed dollar amount but a percentage-based line that changes with the size of the job.

Once that initial payment exceeds 10 percent of the contract price, two primary clocks begin. The first clock relates to permits. According to The Florida Senate , the contractor must apply for permits necessary to do the work within 30 days after the date payment is made. There is an exception to this 30-day window: it does not apply where the work does not require a permit under the applicable codes and ordinances. If your repair job does not need a permit, this specific 30-day application deadline does not trigger. However, if a permit is required, the application must be filed within that 30-day period from the day the initial payment was received.

The second clock relates to starting the actual work. According to The Florida Senate , the contractor must start the work within 90 days after the date all necessary permits for work, if any, are issued. This 90-day period does not start when the payment is made; it starts when the permits are issued. If no permits are required, the logic of the statute still references the issuance of "all necessary permits... if any." The key distinction here is that the start-of-work deadline is tied to the permit issuance date, not the payment date.

There is also a provision regarding "just cause" for delays. According to The Florida Senate , it may be inferred that a contractor does not have just cause if the contractor fails to apply for the necessary permits, start the work, or refund payments within 30 days of receiving written demand to apply for the necessary permits, start the work, or refund the payment from the person who made the payment. This is an inference rule, not a strict penalty schedule. It suggests that if a customer sends a written demand and the contractor does not act within 30 days, the contractor may be considered to lack just cause for the delay.

Sec. 326B.809 MN Statutes requires that all agreements between a licensee and a customer for the performance of a licensee's services be in writing. This mandate explicitly covers proposals, estimates, bids, quotations, contracts, purchase orders, and change orders, according to Minnesota Office of the Revisor of Statutes . The rule does not limit the writing requirement to the initial contract; it extends to any change order that modifies the scope or terms of the original agreement. If you adjust the price or the work after the initial signature, the new terms must also be captured in a written document to satisfy this provision.

The content of that written agreement must include the total contract price or a description of the basis on which the price will be calculated, according to Minnesota Office of the Revisor of Statutes . This line item ensures that the customer understands the financial commitment or the method used to determine the final cost before work begins. Whether you quote a fixed sum or a formula-based estimate, the document must clearly state the total contract price or the calculation basis. This requirement applies to the price line specifically, ensuring that the financial terms are not left ambiguous or implied through verbal discussion alone.

See Invoice total calculation: 4 tools and rounding limits when you write the total contract price.

At the moment both parties sign and date the document, the licensee must provide a signed and dated copy to the customer at no charge, according to Minnesota Office of the Revisor of Statutes . This provision mandates that the customer receives their copy immediately upon execution, rather than later or for a fee. The document provided must be signed and dated by both parties, mirroring the original. This immediate delivery ensures that the customer has a verified record of the agreement terms, including the price line and any change orders, as soon as the agreement is finalized.

RCW 18.27.114: requires a contractor to provide a specific disclosure statement to the customer prior to starting work when the bid or contract price totals one thousand dollars or more, according to Washington State Legislature . This trigger applies to the repair, alteration, or construction of four or fewer residential units or accessory structures on such residential property, according to Washington State Legislature . The same one thousand dollar threshold applies to the repair, alteration, or construction of a commercial building when the bid or contract price totals one thousand dollars or more but less than sixty thousand dollars, according to Washington State Legislature . The statute specifies that the disclosure statement must be in substantially the form provided, using lower case and upper case twelve-point and bold type where appropriate, according to Washington State Legislature .

The contractor must retain a signed copy of the disclosure statement in his or her files for a minimum of three years, according to Washington State Legislature . The contractor must also produce a copy of the signed disclosure statement to the department upon request, according to Washington State Legislature . This retention requirement applies to the signed copy of the disclosure statement specifically, according to Washington State Legislature .

See Payroll record retention: 5 clocks to check before rates for a separate retention check.

The disclosure statement includes a sentence regarding retainage, stating that you may withhold a contractually defined percentage of your construction contract as retainage for a stated period of time, according to Washington State Legislature . The statute describes this withhold as providing protection to you and helping insure that your project will be completed as required by your contract, according to Washington State Legislature . The statute does not set a specific percentage for this withhold, according to Washington State Legislature .

Take a residential repair priced at more than $1,000. Arizona needs the contractor name, business address, license number, total dollar amount including taxes, any advance deposit, and any progress payment with its stage. Florida applies when the initial payment is more than 10 percent of the price: apply for a required permit within 30 days after payment, and start the work within 90 days after permits are issued. Minnesota needs the price, or the basis for calculating it, in writing, and a signed and dated copy for the customer at no charge when both parties sign. Washington needs the disclosure before work on four or fewer residential units and a signed copy kept for three years.

The table below compares the specific written requirements found in the state pages. Each row uses only the facts assigned to that publisher.

Use this table to check if your current quote paper meets the specific trigger for the state where the job is located.

Today, match one unsigned repair quote to the state on the job: Arizona lines when the amount is more than $1,000, Florida's 10 percent initial payment, Minnesota's written price or calculation basis, and Washington's disclosure at one thousand dollars or more.

What does Arizona require above $1,000?

Arizona Revised Statutes 32-1158 mandates that any contract in an amount of more than $1,000 between a contractor and the owner of property to be improved shall contain specific information in writing, according to Arizona State Legislature . This written requirement applies specifically to the contract value threshold and the parties involved in improving the property. The statute defines the scope of this obligation for contracts exceeding that dollar amount.

What does Florida count as more than 10 percent?

Florida Statutes 489.126 identifies the trigger as initial payment money totaling more than 10 percent of the contract price for repair, restoration, improvement, or construction to residential real property, according to The Florida Senate . This percentage is calculated against the total contract price for the specified residential work. The rule applies to the initial payment received by the contractor.

What does Minnesota say must be in writing?

Minnesota Statutes 326B.809 requires that all agreements, including proposals, estimates, bids, quotations, contracts, purchase orders, and change orders, between a licensee and a customer for the performance of a licensee's services must be in writing, according to Minnesota Office of the Revisor of Statutes . This writing requirement covers the full range of documented agreements related to the service performance. The statute explicitly lists change orders among the documents that must be written.

What does Washington say to keep for three years?

A contractor must retain a signed copy of the disclosure statement for a minimum of three years and produce a copy of the signed disclosure statement to the department upon request, according to Washington State Legislature .