Start of Work
{{ start_short | default: "Jul 6" }}
{{ start_sub | default: "2026 · permits in hand" }}
{{ recital | default: "The Owners own the single-family residence at 418 Larkspur Way and wish to fully remodel its kitchen. The Builder is a licensed Washington general contractor engaged in residential design-build work. The parties enter into this Agreement, effective June 12, 2026 (the “Effective Date”), so the Builder will furnish all labor, materials, supervision, permits, and equipment to complete the work described in Article 1 for the fixed price stated below, on the terms that follow. This Agreement is the parties’ complete understanding and replaces any prior estimate, proposal, or conversation." }}
1.1{{ scope_intro | default: "The Builder will furnish all labor, materials, tools, supervision, and permits to complete a full remodel of the Owners’ kitchen at 418 Larkspur Way (the “Work”). The Work will be performed in a good and workmanlike manner, in accordance with the approved plans, the agreed selections, and all applicable building codes." }}
1.2Allowances. The bracketed amounts above are Allowances — budgets for items the Owners select. If a chosen item costs less, the Owners are credited the difference; if it costs more, the overage is added by Change Order under Article 4. Appliances are supplied by the Owners and are not part of the Work.
1.3Exclusions. The Work does not include hazardous-material abatement, structural repair to concealed conditions, landscaping, or relocation of any bearing wall, gas line, or HVAC trunk unless added by written Change Order.
2.1{{ price_intro | default: "The total fixed price for the Work is $48,000 (the “Contract Price”). The Owners will pay it in four draws, each tied to a verifiable stage of completion. Each draw is due within 5 days of the Builder’s written request confirming that stage is reached. Payments are nonrefundable once the corresponding stage is complete." }}
3.1{{ timeline_intro | default: "The Builder will start the Work on or about July 6, 2026 and reach Substantial Completion by September 18, 2026 — the date the kitchen is usable for its intended purpose with only minor punch-list items remaining. The schedule below is the parties’ target sequence." }}
3.2Permits & inspections. The Builder will pull all required building, electrical, and plumbing permits and schedule every inspection. The Owners will provide access during working hours and keep the work area clear. No draw tied to an inspection is due until that inspection passes.
3.3Delays. The completion date extends day-for-day for delays beyond the Builder's reasonable control — Owner-caused changes, late selections, hidden conditions, permit backlog, supplier shortages, or weather. The Builder will give prompt written notice of any such delay.
4.1{{ change_intro | default: "Any change to the scope, materials, price, or schedule must be a written Change Order, signed by both parties, before that work begins. Each Change Order states the added cost or credit and any schedule impact, and once signed becomes part of this Agreement. No verbal change is binding." }}
4.2Owner termination. The Owners may terminate on 7 days' written notice. They will pay for all Work performed and materials ordered through the termination date, plus 10% of the unfinished balance as the Builder's lost overhead and profit.
4.3Builder termination. If the Owners fail to pay an undisputed draw within 10 days of its due date, the Builder may suspend Work on 5 days' notice and, if still unpaid, terminate and recover all amounts earned plus reasonable demobilization costs.
4.4Lien waivers. With each draw the Builder will deliver a conditional lien waiver for that payment and, on request, waivers from any subcontractor or supplier paid from it, keeping the property free of liens for paid Work.
5.1{{ warranty_intro | default: "The Builder warrants all workmanship to be free of defects for one (1) year from Substantial Completion. If a covered defect appears in that year, the Builder will repair it at no cost to the Owners within a reasonable time after written notice." }}
5.2Materials & appliances. Manufacturer warranties on cabinetry, quartz, tile, fixtures, and Owner-supplied appliances pass through to the Owners; the Builder will assist with any claim. The Builder's warranty does not cover ordinary wear, misuse, or work altered by others.
6.1Coverage. The Builder carries general-liability and workers'-compensation insurance for the duration of the Work and will provide a certificate on request. The Owners maintain homeowner's property insurance on the residence.
6.2Limit. Except for the warranty in Article 5, the Builder's total liability under this Agreement will not exceed the Contract Price. Neither party is liable for indirect or consequential damages.
7.1Notices. All notices must be in writing and are effective when delivered by hand, email, or certified mail to the addresses on the first page.
7.2Governing law. This Agreement is governed by the laws of the State of {{ governing_state | default: "Washington" }}. Venue for any dispute lies in {{ venue_county | default: "Whatcom County" }}. The parties will first attempt good-faith mediation before litigation.
7.3Severability & assignment. If any provision is held unenforceable, the rest remains in force. Neither party may assign this Agreement without the other's written consent.
7.4Entire agreement. This document, with its signed Change Orders and approved plans, is the complete agreement and supersedes all prior estimates or discussions. It may be amended only in a writing signed by both parties.
8.1{{ exec_intro | default: "By signing below, each party confirms it has read, understood, and agrees to every term of this Agreement, including the Scope of Work, the $48,000 Contract Price, and the four-stage draw schedule. The persons signing represent that they are authorized to do so." }}
8.2Counterparts. This Agreement may be signed in counterparts and by electronic signature, each of which is an original and all of which together form one agreement.
8.3Effective date. This Agreement takes effect on the date of the last signature below and remains in force until the Work is complete and the final draw is paid.