Short answer
Don’t pay additional money on the spot. Ask for a written, itemized invoice explaining the extra charges, compare it to your signed contract and any approved change orders, verify the work was actually done, and only pay for legitimate, documented extras. Get a signed unconditional lien waiver for any final payment. If you can’t resolve it, move to mediation, your state licensing board, or small claims court—ideally after a quick consult with a construction attorney.
Why this happens
Contractors most often ask for more after completion due to:
- Unapproved scope changes (verbally requested but never put in writing).
- Unforeseen conditions (e.g., rotten framing or hidden wiring) that they addressed but didn’t document.
- Misinterpretation of allowances (tile, fixtures, or finishes costing more than the allowance).
- Administrative mistakes or cash-flow pressure.
A legitimate extra generally requires a signed change order describing the new scope, cost, and timeline. Without that, they have a weak claim.
Step-by-step: What to do now
1) Gather your paperwork
- Contract, payment schedule, allowances, and specifications
- All change orders (signed), emails/texts, photos, and inspection reports
- Proof of payments (checks, credit card receipts, bank statements)
2) Request an itemized, written invoice
- Ask for line items, quantities, dates, labor hours, and materials used.
- Request documentation for any claimed unforeseen conditions (photos, inspector notes, supplier invoices).
3) Inspect the work against the claim
Use a quick field check to confirm work was done:
- Lighting/outlets: use a receptacle/GFCI tester
- Tile/finish: straightedge/level for lippage and plumb
- Carpentry: tape measure for dimensions vs. plan; check fastener patterns
- Plumbing: run fixtures; check for leaks; verify shutoffs installed
- Paint/drywall: light and angle view for coverage/defects
4) Compare to your contract and change orders
- If no signed change order exists, push back. Example: “I see no approved change order for this added outlet run.”
- If an allowance overage occurred, verify selection sheets and receipts.
- If unforeseen conditions were addressed, confirm you were notified and costs were agreed in writing.
5) Negotiate and document
- If some items are valid and others are not, split the invoice.
- Put all agreements in writing and have both parties sign a final settlement that states the account is paid in full and all claims are released.
6) Protect yourself from liens
- Before releasing any payment, obtain a signed unconditional lien waiver from the contractor and any major subs or suppliers. If they offer a conditional waiver, ensure payment method allows proof of clearance.
7) Pay in a traceable, documented way
- Avoid cash. Use check or credit card with memo referencing: “Final payment per contract dated [date] contingent on lien waivers.” Keep copies.
8) If you’re at an impasse
- Offer mediation or a third-party inspection.
- File a complaint with your state contractor licensing board.
- Consider small claims court for amounts within your state’s limits (often $5,000–$10,000).
- Briefly consult a construction attorney; many offer 30–60 minute consults to craft a solid response letter.
Simple templates you can use
Final payment condition checklist:
Final payment contingent upon:
1) Completed punch list
2) Passed inspections/closed permits
3) All warranties and manuals delivered
4) Unconditional lien waivers from contractor and major subs/suppliers
5) Signed release of further claims
Firm but friendly reply:
Thanks for the invoice. Please provide an itemized breakdown and any signed change orders supporting these charges. I will review against our contract. Any approved extras will be paid promptly upon receipt of unconditional lien waivers.
Tools and materials to help you verify
- Smartphone or camera (photos/time-stamped evidence)
- Flashlight and straightedge/2-ft level (finish checks)
- Tape measure or laser measure (dimensions vs. plan)
- Receptacle/GFCI tester (electrical verification)
- Notepad or notes app; email for a paper trail
- Folder/binder or cloud drive for contracts, invoices, and waivers
Estimated costs/time:
- Attorney consult: $150–$400
- Mediation session: $200–$500
- Small claims filing: $30–$100 (varies by state)
- Time to compile docs and respond: 2–4 hours
Safety and practical considerations
- Meet during daylight, in a public area or with another adult present if tensions are high.
- Don’t allow unscheduled access to your home once the job is closed.
- Never hand over a payment without a lien waiver.
- Stay professional—keep all communication in writing.
Tips for best results
- Keep a running paper trail from day one: written change orders only.
- Use retainage (e.g., hold 10%) until final completion and waivers are delivered.
- Close permits and pass inspections before final payment.
- Confirm allowances in writing and track selections/receipts.
- Consider using an escrow service for large projects.
Common mistakes to avoid
- Paying cash or “to keep the peace” with no documentation
- Accepting verbal change orders or estimates as final authority
- Skipping lien waivers from subs and suppliers
- Failing to capture punch-list items before paying
- Not verifying that permits are closed out
When to call a professional
- You receive a mechanic’s lien notice or threat of lien
- The amount in dispute is significant or involves complex scope
- There are code or safety concerns you can’t verify
- Communication has broken down A brief call to a construction attorney can produce a strong, clear letter and strategy. If workmanship is questionable, hire a licensed inspector or knowledgeable third-party contractor for a written assessment.
Handled methodically, most post-completion payment demands can be resolved fairly. Pay for documented, agreed-upon extras—nothing more—and secure your home and finances with proper waivers and a clean paper trail.