What can I do when a contractor did bad work or didn't finish?

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A clear contract and good records are your best protection on any home project. When things go wrong, they help you fix the problem.

This guide covers hiring, contracts, payments, permits, change orders, liens and how to handle disputes.

Before you hire

Careful hiring prevents most problems.

License

Check whether your state or city requires a license for the work, and verify the license number.

Insurance

Ask for proof of liability insurance and workers' compensation where required.

References

Ask for recent references and look at past work.

Multiple bids

Get at least three written bids with the same scope.

A good contract

A written contract should spell out the job.

Scope of work

A detailed description of the work and materials.

Price and payments

The total price and a payment schedule tied to completed stages.

Timeline

Start and finish dates.

Permits

Who gets permits and pays for them.

Warranty

What warranty the contractor gives on labor.

Cleanup

Who handles debris and cleanup.

Payments

How you pay matters.

Deposits

Avoid large up-front payments. Some states limit deposits for home improvement work.

Pay as work is done

Tie payments to finished stages.

Final payment

Hold the final payment until the work is done, inspected and approved.

Pay with records

Use checks or cards, not cash.

Change orders

Changes happen, but they should be written.

Write it down

Each change should have a written change order with the price and time impact.

Sign before work

Sign before the change begins.

Permits and inspections

Permits protect you.

Why permits matter

Permits mean work is inspected for safety. Unpermitted work can cause problems when you sell or insure your home.

Check status

You can check permit records with your local building department.

Liens

Unpaid subcontractors or suppliers may be able to place a lien on your home in some states.

Lien waivers

Ask for lien waivers from the contractor and major suppliers when you pay.

Know your state

Lien rules vary by state.

Door-to-door offers

Be careful with unexpected offers.

Storm chasers

After storms, some people go door to door offering repairs. Check them carefully.

Cancellation rights

The FTC Cooling-Off Rule gives you three business days to cancel certain sales made at your home. States may add protections.

Step-by-step: hiring a contractor

Define the job

Write down what you want done.
Find contractors

Ask neighbors and check reviews.
Check licenses

Verify licenses with your state or city.
Get bids

Collect written bids with the same scope.
Check references

Call references and see past work.
Review the contract

Make sure it includes scope, price, timeline and permits.
Set a payment schedule

Agree in writing on what you pay at each stage, and keep the final payment until the job passes inspection.
Confirm insurance

Get proof of insurance.
Confirm permits

Make sure permits are pulled.
Keep records

Save all documents.

Step-by-step: resolving a dispute

Write down the problem

Include photos and dates.
Re-read the contract

Find what applies.
Send a written request

Describe the problem and what you want, with a deadline.
Keep messages

Save all communications.
Escalate

Contact the licensing board, consumer office or small claims court.

Sample conversation about a problem

An example of a calm conversation.

You: Hi, I noticed the tile in the bathroom is uneven. Can we talk about fixing it?

Contractor: Let me take a look.

You: The contract says the tile should be level. Can you fix it this week?

Contractor: I can come back Thursday.

You: Thank you. I will send an email confirming our plan.

Sample demand letter

Use this as a starting point.

Subject: Request to complete work, contract dated [date]
Dear [Contractor name],
Under our contract dated [date] for [project] at [address], you agreed
to [work]. The following work is incomplete or not done correctly:
1. [Problem]
2. [Problem]
Please correct these problems by [date]. If they are not resolved, I
will consider contacting the licensing board and other options.
Attached are photos and the contract.
Thank you,
[Your name]
[Phone number]

Example payment schedule (illustrative numbers only)

These numbers are made-up examples.

Stage	Example percent	Example amount
Contract signing	10% (example)	$1,000 (example)
Materials delivered	20% (example)	$2,000 (example)
Rough work done	30% (example)	$3,000 (example)
Work completed	30% (example)	$3,000 (example)
Final inspection passed	10% (example)	$1,000 (example)

Example monthly budget worksheet (fill in your own numbers)

This blank-style worksheet shows one way to make room for home repair costs. The sample amounts are examples only; replace them with your own.

Category	Example amount	Your amount
Take-home income	$3,000 (example)	$____
Housing	$1,100 (example)	$____
Utilities and phone	$250 (example)	$____
Food	$450 (example)	$____
Transportation	$300 (example)	$____
Insurance	$200 (example)	$____
Debt payments	$250 (example)	$____
Savings for surprise costs	$150 (example)	$____
Everything else	$300 (example)	$____
Left over (income minus all costs)	$0 (example)	$____

Follow-up schedule

Use this schedule as a rough guide for staying on top of a home repair issue. Adjust it to any deadlines in your paperwork, which always come first.

When	What to do
Day 1	Gather your documents and write a short summary of the problem.
Day 1 to 3	Contact the other side and ask for what you want, in writing.
About 1 week later	Follow up if you have not heard back, and note the date.
About 2 weeks later	Send a firmer written follow-up with a clear deadline.
After the deadline	Escalate to a manager, a complaint office or another outside option.
Ongoing	Keep every reply and update your notes after each contact.

Helpful tips

Before hiring

Get three bids.
Check licenses.
Ask about insurance.
Read reviews.

During the project

Take photos.
Keep a project log.
Write change orders.
Check permits.

After the project

Get final inspection.
Get lien waivers.
Keep warranties.
Leave honest reviews.

Keeping a paper trail

Good records are the single most useful tool in any home repair problem. They turn "he said, she said" into facts you can point to.

Use one folder

Keep a paper folder or one digital folder for this issue only. Put every bill, letter, receipt and screenshot in it, named with the date first so it sorts in order.

Write things down the same day

After every phone call, write the date, time, the person's name, what they said and what happens next. Notes made the same day are much more believable than memories weeks later.

Prefer writing over talking

When something important is agreed on the phone, send a short email that says "To confirm our call today..." and repeat the key points. That creates a record the other side can correct if they disagree.

Take photos and screenshots

Photos show condition and dates. Screenshots capture web pages, prices and account screens that may change later.

How to write a clear complaint

If you need to complain about a home repair issue, a short, calm, specific message gets better results than a long angry one.

Say who you are and give any account, order or reference number.
Describe what happened in a few sentences, with dates.
Say exactly what you want: a refund, a repair, a correction or an explanation.
Give a reasonable deadline, such as 10 or 14 days.
List what you attached, and send copies, never your originals.

Read it once more before you send it. Remove anything insulting, and keep a copy of what you sent and when.

Where to escalate if you get nowhere

If the business or person does not fix the problem, there are usually outside places to turn. Which one fits depends on the issue and where you live.

Your state attorney general or consumer protection office

Most states take consumer complaints online. They may contact the business for you, and complaints help them spot patterns.

Federal agencies

The Consumer Financial Protection Bureau (CFPB) handles complaints about banks, credit cards, loans and debt collectors. The Federal Trade Commission takes fraud and scam reports at ReportFraud.ftc.gov.

Licensing boards

Many trades and professions are licensed by the state. A licensing board can look into complaints about a licensed business.

Small claims court

For smaller money disputes, small claims court is built for people without lawyers. Dollar limits and filing fees differ by state, so check your local court's website.

Your card issuer

If you paid by credit card, you may be able to dispute a charge for goods or services you did not receive as agreed. Contact your issuer quickly, because there are time limits.

Staying calm and organized

Money and paperwork problems are stressful. A simple routine makes them feel smaller.

Set one short time each week to work on it, instead of worrying about it every day.
Do the hardest call first, while you have the most energy.
Write down your next single step before you stop for the day.
Ask a trusted friend or family member to read important letters before you send them.
Celebrate small wins, like getting a reference number or a written answer.

Call log template

Copy this into a notebook or a notes app and fill in one block for every call about your home repair issue.

Date and time

Write the date and the start time of the call, and how long you were on hold if it was long.

Who you spoke with

Get a first name, a department and, if they have one, an employee or agent ID.

What was said

Summarize what you asked for and what they told you, in your own words.

Reference number and next step

Ask for a reference or ticket number every time, and write down who is doing what next and by when.

Protecting yourself from scams

Scammers often target people who are already dealing with a stressful home repair problem. A few habits protect you.

Slow down

Scammers push urgency, saying you must act today or lose out. A real business will give you time to read and think.

Check who you are dealing with

Look up the business's phone number and website yourself instead of using a number from a text, email or pop-up. Call that number to confirm.

Watch how they want to be paid

Requests for gift cards, wire transfers, payment apps to strangers or cryptocurrency are strong warning signs. These are hard or impossible to get back.

Guard your personal information

Do not give your Social Security number, bank login or one-time passcodes to anyone who contacted you first. Real companies do not ask for your passcodes.

Report it

If you think you were targeted, report it at ReportFraud.ftc.gov and to your state attorney general. If money was taken, call your bank or card issuer right away.

Free and low-cost help

You do not have to figure out a home repair problem alone. Many sources of help cost little or nothing.

211

Call or text 211, or visit 211.org, to find local help with bills, food, housing and other needs in many parts of the country.

Legal aid

Legal aid organizations give free legal help to people with lower incomes. Search for legal aid plus your state, or visit LawHelp.org.

Public libraries

Librarians can help you find forms, print documents, use computers and locate local services.

Nonprofit credit counseling

Nonprofit credit counselors can help you make a budget and look at your options. Look for agencies affiliated with the National Foundation for Credit Counseling and ask about fees up front.

Government websites

Official sites end in .gov. They offer free forms and guides, so be cautious of sites that charge for things the government gives away.

Reading the fine print

Contracts and terms for home repair matters often hide important details in small type. These are the parts worth slowing down for.

Automatic renewal

Look for words like "renews automatically" or "continuous service." Note the renewal date and exactly how to cancel.

Fees and penalties

Search the document for "fee," "charge" and "penalty." Late fees, cancellation fees and processing fees add up.

Cancellation terms

Find how much notice you must give, how you must give it and whether any money is refundable.

Arbitration clauses

Some contracts say disputes must go to private arbitration instead of court, and may limit group lawsuits. Know whether yours does before you sign.

Changes to terms

Some agreements let the company change terms with notice. Check how they will notify you.

Signatures and blanks

Never sign a document with blank spaces. Draw a line through empty spaces or write "N/A," and get a copy of what you signed.

Questions to ask yourself first

Before you act on a home repair problem, a few minutes of thinking helps you choose the right path.

What outcome do I want?

Decide whether you want money back, a repair, a correction, more time or just an answer. A clear goal makes every message shorter and stronger.

What is my deadline?

Look for dates in your paperwork, such as due dates, response windows or warranty end dates. Deadlines decide what you must do first.

What proof do I have?

List the documents, photos and messages that support your side. If something is missing, ask for copies now.

What is it worth to me?

Weigh the money involved against the time and stress. Sometimes a quick partial fix is worth more than a long fight.

Who can help?

Think about who you could ask for advice, from a knowledgeable friend to a free local help program.

Home repair checklist

Use this list.

☐ License checked
☐ Insurance checked
☐ Bids collected
☐ Contract signed
☐ Payment schedule set
☐ Permits confirmed
☐ Change orders written
☐ Photos taken
☐ Final inspection done
☐ Lien waivers received

Questions to ask before you agree to anything

Asking these questions before you sign or pay can prevent most home repair surprises.

☐ What exactly is included in the price?
☐ What is not included, and what could make the price go up?
☐ Can I have that in writing?
☐ What happens if I cancel or change my mind?
☐ Is there a warranty or guarantee, and what does it cover?
☐ Who do I contact if there is a problem later?
☐ When is payment due, and what payment methods are accepted?
☐ Are there any fees for paying late or paying early?
☐ How long will this take?
☐ Can I take a day to think it over?

Documents to keep

Keep these after the project.

Document	Why it matters	How long to keep
Contract	Shows terms	As long as you own the home
Change orders	Shows changes	As long as you own the home
Permits	Shows inspections	As long as you own the home
Payment records	Proves payments	Several years
Lien waivers	Protect against liens	As long as you own the home
Warranties	Covers future issues	Until they expire

Red flags

Be cautious if you see these.

Large up-front payments.
No written contract.
Cash-only payment.
Refusal to get permits.
Pressure to sign today.
Door-to-door offers after storms.

When to get professional help

Get help in these cases.

Large financial losses.
Liens on your home.
Unsafe work.
Contractor disappears.

Scope of work: Description of what will be done.
Change order: Written change to a contract.
Permit: Government approval for work.
Lien: Legal claim on property.
Lien waiver: Document giving up lien rights.
Bid: A contractor's price for the work.
Deposit: Money paid up front.
Licensing board: Agency overseeing contractors.
Cooling-Off Rule: FTC rule allowing cancellation of certain home sales.
Punch list: List of final items to finish.

Frequently asked questions

How do I check a license?

Use your state or local licensing website.

How much should I pay up front?

Keep it small and check state limits.

Do I need permits?

Many projects require them. Check locally.

What is a lien waiver?

A document giving up lien rights after payment.

What if work is unfinished?

Send a written request and escalate if needed.

Can I cancel a contract signed at home?

The Cooling-Off Rule may give three business days for certain sales.

What is a change order?

A written change with price and time.

Should I pay cash?

Use checks or cards for records.

What if a contractor disappears?

Contact the licensing board and consider legal help.

How do I handle disputes?

Keep records and communicate in writing.

Are warranties required?

Not always. Ask and get it in writing.

What is a punch list?

A list of final items to complete.

Good paperwork turns a dispute into a solvable problem.