What is a change order in remodeling?

What a change order is

Your contract says what work will be done and what it will cost. A change order is a short document that changes that. It names the new work or the removed work, the cost difference, and any effect on the schedule. Both you and the contractor sign it.

That is all it is. It is not a sign something went wrong. Almost every remodel has a few. What matters is that each one is written down and priced before the work happens.

Why change orders happen

There are two main reasons.

• You change your mind. You choose a different tile, add an outlet, move a window or extend the project into another room.
• Something hidden turns up. Once a wall or floor is open, the crew may find rot, old wiring or failed plumbing that nobody could see during the visit.

Hildebrand's pricing page says older homes can hide outdated wiring, failed plumbing or rot behind the walls. That is why a good contractor tells you during the walk-through what the likely unknowns are, and how they will be handled if found.

What a good change order says

Look for these items on every change order before you sign:

• A plain description of the change.
• The price added or removed, as a number.
• Any change to the schedule, or a statement that the schedule does not change.
• The date and both signatures.

If a change order only says "extra work, $1,200," ask for more detail. You should be able to read it a year later and know what it was for.

Ask one more question: who can approve a change on your side? If two people own the house, decide in advance whether one signature is enough. It avoids the crew taking an instruction from one spouse that the other did not know about. Also ask how fast a change order will be written. A change that waits days for paper can hold up the crew, so a good contractor tells you in advance how quickly they turn one around.

How to keep change orders small

• Choose your finishes before demo. Tile, cabinets, fixtures and paint colors picked early cannot surprise you later.
• Ask what an allowance covers. If an allowance is low, a nicer product will become a change order.
• Walk the plan with the contractor. Point to every wall, outlet and window that matters to you.
• Ask what is not included. Exclusions are where most surprises begin.

Our guide to comparing estimates shows how allowances and exclusions can hide in a low bid.

What to do when the contractor finds a hidden problem

A fair process has four steps. The crew stops. They show you the problem. They give you a price in writing. You decide, and the work continues only after you approve.

You are allowed to ask questions. Ask what the fix is, why it is needed and whether there is a cheaper option. If the problem touches the structure, wiring or plumbing, the fix may need an inspection. Keep a copy of every signed change order with your contract.

A change order in everyday words

Say you are halfway through a bathroom remodel and you decide you want a niche built into the shower wall. That was not in the original scope. A change order would say: add a recessed shower niche, here is the added cost, here is whether it affects the schedule. You both sign. Then the crew builds it.

Now say the crew opens a wall and finds rot in the framing. Same steps. The crew stops, shows you, writes up the repair and the cost, and waits for your yes. The only difference is who started the change.

In both cases, the paper comes first and the work comes second. If a contractor wants to do the work first and talk about money later, that is the moment to slow down.

A change order is not a way to rebid the job. The original price covers the original scope, and a change order covers only what changed. It is also not a conversation on the driveway. Ask for it on paper. If one bid is very low, ask how that contractor handles changes, because some low bids lean on change orders to make up the difference.

Change orders and your payment schedule

Your contract's payment schedule says when money is due. A change order should say how its cost is paid. Does it go on the next payment, or is it paid when the extra work is done? Ask, and have it written on the change order itself.

Keep every signed change order with your contract, and keep the receipts and invoices with them. When the job ends, you should be able to add up the contract price plus the signed changes and get the final number. If the final bill differs from that sum, ask why before you pay. This is also the right time to ask for the final paperwork Florida law describes. Our construction lien law guide covers the final payment affidavit.

How Hildebrand handles change orders

Hildebrand's pricing page puts it simply: if you ask for something new, or the crew genuinely finds a hidden issue, they stop and put the cost in writing for your approval before they proceed. Nothing is added to your bill without your signature. The price does not change without your written approval.

Payment is milestone-based and written into the contract before work begins. See how the pricing works, how the process runs from first visit to final walk-through, and what is covered in the guarantee.

Questions homeowners ask