Remodeling Contracts, Deposits and Change Orders in Washington

The contract is where a kitchen remodel either becomes predictable or stays vague. Washington law is specific about one document you must receive before work starts and says much less than most people assume about contracts and deposits. This page separates what the statutes require from what the state recommends, as of October 2026.

Law versus guidance at a glance

The "we found no" entries are negative findings from the sections of the contractor registration chapter we read, not a guarantee that no other Washington law applies. If the point matters to your situation, confirm it with L&I or an attorney.

Is a written contract required?

We found no Washington statute that requires a written contract for a general residential remodel such as a kitchen. Washington does require one for certain siding and similar exterior contracts over $1,000 that result from direct solicitation of the homeowner (chapter 19.186 RCW), but that law would not normally reach a kitchen project.

A written contract still changes your legal position. Under RCW 4.16.040(1), an action on a written contract can be brought within six years. Under RCW 4.16.080(3), a contract that is not in writing has three. L&I lists a contractor who will "not provide a written contract or complete bid" among its warning signs.

What a remodeling contract should contain

L&I says a contract should include, at a minimum:

• "Price, including sales tax"
• Payment terms
• Permit fees
• "The specific work to be performed"
• "A list of materials, major suppliers, and subcontractors to be used"
• "Warranties and processes for change orders"

For a kitchen, "the specific work" is where most disputes start. In practice a clear scope names the cabinet line and construction, the countertop material and edge, each appliance by model, the flooring, the number and location of new circuits and fixtures, who handles demolition and disposal, and who pulls which permits. Anything not yet chosen should appear as a named allowance with a dollar figure. How to read allowances and exclusions is covered in how to compare kitchen remodel estimates, and warranty wording in kitchen remodel warranties.

On price, remember that sales tax applies to the whole contract, labor included. See sales tax on a kitchen remodel for the current Vancouver and Clark County rates.

The Notice to Customer the law requires

This is the one piece of paper Washington makes mandatory. RCW 18.27.114(1)(a) requires a contractor to give you a disclosure statement when it agrees to repair, alter or build four or fewer residential units and "the bid or contract price totals one thousand dollars or more". It must be provided "prior to starting work on the project", in twelve-point type, with bold where the statutory form uses it.

The statutory form is headed "NOTICE TO CUSTOMER". It must state:

• The contractor's registration number, its bond or deposit amount, and the date the registration expires.
• "THIS BOND OR DEPOSIT MIGHT NOT BE SUFFICIENT TO COVER A CLAIM THAT MIGHT ARISE FROM THE WORK DONE UNDER YOUR CONTRACT."
• That the bond is "not for your exclusive use because it covers all work performed by this contractor".
• "FOR GREATER PROTECTION YOU MAY WITHHOLD A PERCENTAGE OF YOUR CONTRACT."
• "YOUR PROPERTY MAY BE LIENED." If a supplier, employee or subcontractor is not paid, "you could pay twice for the same work".
• That you may ask the contractor for original lien release documents from each supplier or subcontractor.

You sign a line reading "I have received a copy of this disclosure statement." The contractor must keep the signed copy "for a minimum of three years" (RCW 18.27.114(2)). L&I publishes a model form, F625-030-000. Contractors must also give you L&I's lien information sheet (RCW 60.04.255(2)); what that sheet means is explained in Washington construction liens.

Deposits: what the law says and does not say

We found no Washington statute that caps the deposit or down payment on a remodeling contract. What exists is guidance, and it is phrased as advice.

• L&I does not name a percentage. It says: "Besides a reasonable down payment, you should pay your contractor only when specific phases of a project are completed."
• The Attorney General's Office, in a consumer blog post that appears to be an older one, says: "Limit the initial down payment to 10-20 percent so that you can hold back the final amount based on performance."
• L&I's warning signs include a contractor who will "Accept only cash, require large deposits or the entire cost upfront".

A kitchen deposit has a legitimate purpose. Cabinets and some appliances are ordered well before demolition, and a contractor commits money to those orders. A reasonable question to ask is what the deposit pays for and when the first order is placed.

Payment schedules tied to milestones

The principle in L&I's guidance is that money follows completed work. A kitchen breaks naturally into phases you can see: cabinets ordered, demolition and rough-in complete, rough inspections passed, cabinets set, countertops installed, final inspection and punch list. A schedule tied to events like these is easier to verify than one tied to calendar dates.

Two points come straight from the state's material:

• Holding back a portion. The statutory notice tells you that you "may withhold a percentage of your contract", meaning a contractually defined percentage as retainage for a stated period. The word that matters is contractually. The amount and the release condition belong in the contract before you sign.
• Final payment. L&I: "Avoid paying for your project in full until all work is completed and you are satisfied with the work." L&I also advises requesting lien releases before making final payment.

How change orders should work

Kitchens change after they start. A wall is opened and the wiring is not what anyone expected, or you decide to upgrade the range. L&I's instruction is short: get any changes in writing, and "Avoid verbal contracts or amendments." It also says the contract itself should set out the process for change orders.

The law does not prescribe a form. In practice, a change order that prevents arguments later states:

1. What is being added, removed or substituted, in the same detail as the original scope.
2. The price change, up or down, including sales tax.
3. The effect on the schedule, if any.
4. When the added amount is due.
5. Signatures and a date from both sides, before the changed work begins.

Ask at the bidding stage how a contractor prices changes and how hidden conditions are handled. A contingency in your own budget is the usual answer to the second question.

How JDI handles the paperwork

JDI Construction provides an itemized plan and a 3D design layout, and manages permits for the homeowner. To see how that would look for your kitchen, visit our Vancouver kitchen remodeling page or request a free in-home consultation.