Idaho Residential Home Improvement Contract

Idaho Residential Home Improvement Contract

Before signing: Complete and deliver Exhibit A to the homeowner before either party signs the agreement. Complete Exhibit B and give its signed direct-provider list within a reasonable time before final payment. Idaho Code § 45-525 applies its disclosure duties to a general contractor's covered residential contract exceeding $2,000; this form supplies the disclosures even when the parties choose to use it for a smaller project.

1. Parties and property

Homeowner: [FULL LEGAL NAME], [MAILING ADDRESS], [PHONE], [EMAIL].

Contractor: [FULL LEGAL NAME / ENTITY], [BUSINESS ADDRESS], [PHONE], [EMAIL].

Contractor registration number, if applicable: [NUMBER].

Property: [STREET ADDRESS, CITY, IDAHO ZIP]. Dwelling units: [NUMBER].

The parties agree that Contractor will perform the work described below at the Property. The documents identified in Section 9 are part of this agreement.

2. Work and materials

Project description: [DESCRIBE EACH AREA, REPAIR, ALTERATION, OR IMPROVEMENT].

Plans and specifications: [ATTACHED PLAN, DATE, AND VERSION / NONE].

Materials and fixtures: [BRAND, MODEL, GRADE, COLOR, QUANTITY, OR ATTACHED SCHEDULE].

Work excluded: [LIST EXCLUSIONS].

Contractor will provide labor, supervision, and materials stated above and will protect the occupied portions of the Property as follows: [DUST, ACCESS, STORAGE, UTILITIES, AND CLEANUP PLAN]. The parties will identify any owner-supplied materials here: [ITEMS AND DELIVERY DATE].

3. Price and payment

Contract price: $[AMOUNT] ☐ fixed price ☐ time and materials under the attached rate and materials schedule, with a total limit of $[AMOUNT] unless changed in writing.

Payments will be made by [METHOD] to [PAYEE]. Contractor will give an itemized invoice for each payment and credit payments already received. A disputed charge may be identified in writing; the parties will reconcile it before treating it as part of the final account.

4. Schedule, access, and permits

Expected start: [DATE]. Target substantial completion: [DATE].

Working hours and access: [DETAILS]. Owner preparation: [DETAILS].

Permits and inspections: [IDENTIFY PERMITS; WHO APPLIES AND PAYS; WHO SCHEDULES INSPECTIONS]. Contractor will perform work within the scope of the permits obtained for the project. If an inspection identifies a correction within Contractor's scope, Contractor will address it before claiming that work is complete.

The parties will document a material schedule change in writing, stating its cause and revised completion date. Weather, hidden conditions, owner changes, and unavailable materials are handled through that written process; no price or scope change is effective solely because work was discussed on site.

5. Changes and hidden conditions

Before extra work begins, the parties will sign a change order describing the added or removed work, price adjustment, and schedule effect. If Contractor discovers a concealed condition, Contractor will make the area safe, notify Homeowner, and request a written change order before proceeding beyond work needed to prevent immediate damage.

Change order contact for Homeowner: [NAME AND CONTACT].

6. Insurance, damage, and completion

Contractor will provide proof of its general liability insurance, including completed operations, and proof of workers' compensation insurance for employees as required by Idaho law when Homeowner requests it under Exhibit A. The parties will record any project-specific coverage here: [POLICY OR CERTIFICATE DETAILS].

Contractor will repair physical damage to the Property caused by its work, ordinary wear excepted. Contractor will remove construction waste, deliver any agreed manuals and warranties, and give Homeowner a final invoice. Homeowner will inspect the work within [NUMBER] days after Contractor gives written completion notice and identify unfinished or defective items in a written punch list. The parties will record completion and any open items here: [DETAILS].

Written workmanship warranty, if any: [SCOPE, PERIOD, CLAIM ADDRESS, AND EXCLUSIONS / NONE IN ADDITION TO APPLICABLE LAW]. This agreement does not waive a nonwaivable right or remedy.

7. Disputes and termination

A party claiming a material breach will give written notice describing the problem and allow [NUMBER] days to respond or cure, unless immediate action is needed to protect people or property. If the parties end the project early, Contractor will provide an itemized account of authorized work completed and materials reasonably committed through the termination date, less payments received; Homeowner will pay the undisputed balance and Contractor will return any overpayment.

The parties may attempt direct negotiation or agreed mediation before filing a claim. Idaho law governs this agreement. Any court proceeding will be brought in a court with jurisdiction over the Property or parties, subject to applicable law.

8. Notices

Send project notices and change orders to the addresses or emails in Section 1. A notice is effective when actually received at the selected address. A party may update its notice details by written notice to the other.

9. Agreement documents and signatures

Attached documents: ☐ Scope and plans ☐ Material schedule ☐ Rate schedule ☐ Change order form ☐ Exhibit A precontract disclosure and receipt ☐ Exhibit B direct-provider list ☐ Other: [IDENTIFY].

If documents conflict, a later signed change order controls the specific changed work; otherwise, this agreement controls unless the parties identify a different priority here: [PRIORITY]. This agreement and its listed attachments are the parties' entire agreement for the project. A change must be in writing and signed by both parties.

Homeowner signature: [________________________________] Date and time: [__/__/____] [TIME]

Contractor signature and title: [________________________________] Date and time: [__/__/____] [TIME]

Exhibit A — Precontract residential disclosure and receipt

Deliver this exhibit before the agreement is signed. Idaho Code § 45-525(2) requires the specified disclosure and a homeowner acknowledgment before a covered contract exceeding $2,000 is made. Keep proof of receipt and give Homeowner a copy.

Property: [ADDRESS]. Contractor: [NAME]. Proposed price: $[AMOUNT].

Homeowner has been informed of the following choices under Idaho Code § 45-525(2):

1. Homeowner may require Contractor, at Homeowner's reasonable expense, to obtain lien waivers from subcontractors supplying services or materials to Contractor.
2. Homeowner may obtain proof that Contractor carries general liability insurance including completed operations, and proof of workers' compensation insurance for employees as required by Idaho law.
3. Homeowner has an opportunity to purchase an extended title insurance policy covering certain unfiled or unrecorded liens. Homeowner may ask a title insurer about availability, coverage, and cost.
4. Homeowner may require a surety bond at Homeowner's expense in an amount no greater than the value of this construction project.

Homeowner requests now: ☐ Lien waivers ☐ Insurance proof ☐ Information about extended title insurance ☐ Surety bond in amount $[AMOUNT] ☐ No request now. A request may be recorded later in writing.

Homeowner acknowledgment of receipt before contract signing: I received this disclosure and a copy on [__/__/____] at [TIME]. This receipt records delivery; it is not a waiver of the choices above.

Homeowner signature: [________________________________]

Contractor delivery record: I delivered this exhibit and a copy to Homeowner on [__/__/____] at [TIME] by [METHOD]. Signature: [________________________________]

Exhibit B — Direct-provider list before final payment

For a covered project, Contractor must sign and supply this list within a reasonable time before final payment. List each subcontractor, material supplier, or rental equipment provider directly hired by Contractor that supplied materials or performed work on the Property worth more than $500. Idaho Code § 45-525(3)(a).

☐ No directly hired provider met the stated threshold. ☐ Additional signed pages attached: [NUMBER].

Contractor certification: This is my list of direct providers meeting the threshold as of [DATE]. Signature and title: [________________________________] Date: [__/__/____]

Delivered to Homeowner: [DATE, TIME, METHOD]. Homeowner receipt: [SIGNATURE / DELIVERY RECORD]. Scheduled final payment: [DATE].

Official source

• Idaho Code § 45-525, residential contractor disclosures