How to Hire the Right Contractor in Utah – Part 3: The Contract WalkthHow to Hire the Right Contractor in Utah – Part 3: The Contract Walkthrough — What Needs to Be in Writing Before Any Work Starts1
Welcome back to the finale of our three-part series, "How to Hire the Right Contractor in Utah."
If you’ve been following along, you already know how to spot red flags in a bid and why permits and insurance are your best friends. Today, we’re crossing the finish line. We’re talking about the one document that stands between a successful project and a messy legal dispute: The Contract.
I’m Mike Sansing, owner of Your Handyman Pros (Lic # 12888335-5501). Over the years, I’ve seen homeowners in the Salt Lake Valley get burned because they relied on a handshake or a vague one-page invoice. I don’t want that to be you. Whether you’re hiring a handyman in Sandy, a deck contractor in Riverton, or a full home remodel contractor in Utah, this walkthrough covers exactly what needs to be in writing before a single hammer swings.
1. The Scope of Work: Details or Disasters?
The biggest cause of project friction is a "vague scope." If your contract simply says "Remodel Kitchen," you are asking for trouble. In the construction world, if it isn't specifically listed, it doesn't exist.
A professional scope of work should look like a recipe. Instead of "Fix Bathroom," it should say:
"Remove existing fiberglass tub and surround."
"Inspect subfloor for water damage; replace up to 16 sq. ft. of plywood if necessary."
"Install Schluter-Kerdi waterproofing system."
"Install 12x24 porcelain tile in a 1/3 offset pattern."
When we provide an estimate at Your Handyman Pros, we break it down so there’s no guesswork. This protects you from "scope creep" and protects us by ensuring we’re all on the same page.
2. The Payment Schedule: The "Golden Rule" of Progress
Never, ever pay 100% upfront. I can’t stress this enough. While a deposit is standard to secure your spot on the calendar and purchase initial materials, the rest should be tied to milestones.
A typical schedule might look like this:
Deposit: 10-25% to start.
Rough-in: Payment after plumbing/electrical is in the walls but before drywall.
Inspection: Payment after a successful city inspection (in cities like West Valley City or Herriman, this is a crucial gate).
Final Payment: Paid only when the punch list is 100% complete.
If a salt lake handyman asks for the full amount before they’ve even unloaded their truck, walk away. Reliable contractors have the capital to run their business without using your final payment to buy their lunch.
3. The "What-If" Clause: Handling Change Orders
In remodeling, surprises are inevitable. You open a wall in an old home in Magna and find 1950s wiring that needs to be updated. This is where the Change Order Clause comes in.
Your contract must state that any work performed outside the original scope must be documented in a written Change Order signed by both parties. This document should list:
What the new work is.
Exactly how much it costs.
How it affects the project timeline.
At Your Handyman Pros, we don’t do "surprise bills" at the end. If we find a problem, we stop, talk to you, sign a change order, and then proceed. It keeps the relationship healthy and the budget transparent.
4. Materials & Specifications: No "Builder-Grade" Surprises
Don't let your contractor choose your finishes unless you've specified exactly what you want. If the contract says "install new lighting," you might end up with basic builder-grade flush mounts when you were dreaming of designer pendants.
Your contract should list:
Brands: (e.g., Kohler, Moen, Benjamin Moore).
Model numbers.
Colors/Finishes: (e.g., Matte Black vs. Brushed Nickel).
Quantities.
If you are sourcing the materials yourself, the contract should clearly state that the contractor is responsible for labor only and that the homeowner is responsible for having materials on-site before work begins.
5. Timeline: When Does This End?
"We’ll start in a few weeks and finish when we're done" is not a timeline. Your contract needs a Start Date and an Estimated Completion Date.
Now, be reasonable: Utah weather or supply chain issues can cause delays. However, having a written timeline prevents a two-week bathroom fix from turning into a four-month odyssey. If you’re looking for a handyman in Bountiful or across the Salt Lake Valley, ask how they handle delays in their contract.
6. Permits and Lien Waivers: Your Legal Safety Net
This is the "boring" part that saves your house.
Permits: The contract should state that the contractor is responsible for pulling all necessary permits. If they ask you to pull a "homeowner permit," it’s often because they aren't licensed or are trying to avoid liability. As a licensed B100 General Contractor (#12888335-5501), I handle the city red tape so you don’t have to.
Lien Waivers: This is huge. In Utah, if a contractor doesn't pay their lumber supplier or their tile subcontractor, that supplier can put a lien on your home: even if you paid the main contractor in full!
A good contract includes a requirement for Lien Waivers. This is a document signed by the contractor (and their subs) stating they have been paid and waive their right to place a lien on your property. Ask for these with every progress payment.
7. Cleanup and Site Protection
Who pays for the dumpster? Who cleans up the sawdust at 5:00 PM every day? Who protects your hardwood floors from heavy boots?
Your contract should specify:
Daily debris removal.
Floor and furniture protection (plastic sheeting/ram board).
Final "broom-clean" condition.
Mike’s Final Tip: The Golden Rule of Renovating
"If it’s not in writing, it doesn’t exist."
I’ve had many homeowners tell me, "But he said he’d include the baseboards!" If it’s not in the contract, you have no leverage. A professional contractor wants a detailed contract because it protects them just as much as it protects you. It sets clear boundaries and expectations.
Series Wrap-Up: Ready to Start Your Project?
Hiring a contractor doesn't have to be a gamble. By watching for red flags, verifying licenses and insurance, and insisting on a bulletproof contract, you are setting yourself up for a home you can actually enjoy.
At Your Handyman Pros, we pride ourselves on being the reliable, transparent choice for the Salt Lake Valley. Whether you need a small repair in Herriman or a major renovation in Sandy, Kristy and I are here to help. We coordinate every phase of construction so you can focus on enjoying your home.
Need a pro you can trust?
Give us a call at 801-949-2376 for an estimate. We serve Salt Lake, Davis, Wasatch, Summit, and Tooele counties.
Lic # 12888335-5501
Follow us on FB and Insta @yourhandymanpros for more tips and project photos!
Special thanks to my collaborator Sonny for helping me get these tips out to our community. Check out our social pages for daily themed mashups!
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