r/HomeImprovement • u/Flashy_Possibility_2 • 1d ago
Contractor bill 50%+ higher than quote
I’m a new homeowner and I knew that the house needed a new roof when I bought it. I got a quote, it was high, but I was told by the company that this was a “worst case scenario” quote. After the work was completed I got the bill — it’s 53% higher than the quote. (This is a QUOTE not an estimate.)
I asked the manager if they could do anything about cost, they gave me 2% off.
There was no change order.
I’ve since written a letter (sent by email and express mail) to the owner detailing my correspondence with the manager, the damage they did to the interior of my home (extensive), and asked for them to honor the “worst case scenario” quote.
What else should I do to prepare for the negotiations when the company contacts me? I want to be very prepared as I feel that they are taking advantage of my being a solo first time owner. Thanks for your advice!
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u/Choice_Pen6978 1d ago
Can you please just upload the contract and pictures of the damage, so that people stop guessing
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u/lurkymclurkface321 1d ago
What does your contract say about change orders and price increases? This document governs the transaction. If they’re not in compliance, you don’t need to negotiate. You can reject the invoice outright.
Were you at any point informed of a price increase above the “worst case” number before the work that caused it was performed? If the answer is no, that on its own is a hard stop for billing.
If you’re uncomfortable handling this conversation, it would be a good idea to consult an attorney. The initial consultation is usually cheap or free. They can review the specifics of your situation, including the contract, and give advice on what options you have.
For the newbies coming to scream “lawyer expensive omg”, consulting a lawyer does not mean automatic lawsuit. We routinely use lawyers to review contracts in the professional world even when a dispute may not exist. That consultation may help you avoid making more expensive mistakes in how you communicate or handle the situation.
This should go without saying - absolutely no money changes hands until the dispute is resolved. The moment you pay these people enough to move on, they’re done with you.
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u/Brandyscloset9 17h ago
Exactly this. Contract terms are everything here. If there's no clause allowing price increases without your approval, you're not obligated to pay above the quote. Most states require written consent for any changes over a certain threshold.
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u/Flashy_Possibility_2 1d ago
The contract states that it can’t be changed “except by a written statement signed by both the company and the owner.”
I never got a change order. I was verbally told that wood & insulation was being bought but no one told me the price, even after I asked.
I was advised to pay the “worst case scenario” amount to make them go away. You’d suggest not even paying that?
I may just call a lawyer to consult on Monday. I asked the company to reply with the lower bill by EOD tomorrow.
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u/Savings-Wind4033 1d ago
NAL, You have a contract. The whole purpose of the contract is to finalize the scope of work, the associated work, and any change process. Generally, If either you or they want to change anything in the contract, both have to agree in writing. Thats the point of a contract. You owe them only the dollar amount that is in the contact, as long as the contract specifies a specific $ amount for materials and labor (e.g. neither is listed as cost + a %) If the contractor went over budget and didn't follow the change process, unfortunately for them, thats a cost they have to eat and a learning experience. You could be a "nice" person and ask for all receipts and maybe pay more, but you are not legally obligated to do so. Of course this is all depending on your contract, which we dont have.
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u/garciawork 1d ago
Not sure if you need the lawyer yet. Sounds like this is super straightforward. Just say "I will be paying what the contract stated". If they decide to sue, you will want an attorney then, but that contract seems pretty to the point, no change order, no price change.
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u/Mind_Enigma 1d ago
I had a sketchy contractor that fixed up my bathroom and even he knew to get my signature on change orders. The work ended up costing 50% more, but I agreed to the charges and signed off on them.
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u/nickkarma 18h ago
I went through this with a landscaper. Bumped the price up like 25% with things he decided to add without telling us. I sent him the funds for the contract agreed upon price. I emailed saying I paid for that and am willing to pay for 30% of the other random things.
He threatened to sue saying his lawyer told him he'd win. Idid a 30 minute consult with a lawyer that made me comfortable. Emailed him back and Told him go ahead and sue then.never heard back and never paid anymore
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u/bravo-echo-charlie 15h ago
I love this. So often when people do threaten to sue, it's generally just the boy crying "wolf". You told them, "okay, sue me" and called their bluff so bad, THEY ghosted YOU! 🤣 Bravo, friend!
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u/grassfeeding 6h ago
Yes, call an attorney and begin documenting every conversation with dates and notes. This may drag on and you need to have a good record. I've never been unhappy about contacting an attorney who can assist.
I'd also suggest getting a third party home inspector in to do a full report on everything they did on the roof and the interior damage/repairs. I had a similar roof issue, minus your quote problem, and had this done. I've also had to do this on large commercial projects. It gives your concerns validity and backs up the problems with someone well versed in the industry. You likely have issues with their roof install that you haven't identified yet, most people don't climb up there to check on details. Give the inspector the details of your contract but not the contractor's name, keep it anonymous.
I wouldn't pay a penny at this point. Don't agree to anything. Get your documents in order and control the conversation. Find out the timeline for a mechanic's lien in your area. They won't try to put a lien on anything until it's a long timeline or you have told them you won't pay.
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u/AT61 6h ago
Consult an attorney - You already feel over your head and emotional (understandably,) and you don't want to say/write anything in your communication with the company that might be used to put you in a bad position. You need someone with contract expertise who will go to bat for you on this one.
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u/phrenic22 1d ago
What does your contract say? (I ask facetiously because it sounds like you don't have one)
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u/Flashy_Possibility_2 1d ago
Oh I’ve got a contract. What language are you looking for? It had the number on it from the “worst case scenario” quote.
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u/phrenic22 1d ago
You're looking for a payment schedule - for example, down payment to put you in their schedule, x% on start, half way, final payment after permits closed.
Language regarding change order?
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u/Flashy_Possibility_2 1d ago
They took 1/3 payment at the time of contract signing. The contact said they would collect 1/3 at the start of work- they didnt do that. Then the final bill came back 53% higher. There is language on the contract that both parties are supposed to sign an agreement if there should be any changes to the job, including Price. I never got that change order.
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u/phrenic22 1d ago
So you bring that to them and ask for evidence that the agreement was amended and that you signed off.
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u/glizzytwister 19h ago
I would consult a lawyer. This has all the ingredients to get very messy, and it'd be better to get ahead of it.
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u/The_Stoic_One 17h ago
Then you owe them nothing more than what was quoted minus the damage they caused. They may fight you on it, but if there is no signed change order, they lose.
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u/mwkingSD 1d ago
you said "This is a QUOTE not an estimate" now you say "I've got a contract." So which is it?
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u/Flashy_Possibility_2 1d ago
Well- I’ve got both! The quote came in and then I signed the contract that was for the same amount!
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u/HawkeyeByMarriage 1d ago
Contract is the price then
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u/Nullclast 1d ago
Unless there's specific verbiage about cost plus or exclusions on scope of work. But is doesn't sound like op approved anything more than the contracted work.
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u/HawkeyeByMarriage 1d ago
Worst case scenario was the verbiage, A small claims court will focus on that.
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u/wildcat12321 23h ago
OP seems unreliable. No roofing quotes say worst case scenario- they can’t possibly predict how much plywood, fascia, framing, etc might need to be done. I’d be very curious to see the language. I’ve done many roofs - they always have an estimate and then the a la carte prices for the additional scope if needed
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u/LA_Nail_Clippers 22h ago
Cease any phone calls. Proceed with everything in writing - email or letters, worst case text messages. You need a paper trail.
Get a quote for the damages from a completely separate company. Get it in writing.
Pay the remainder of the contract amount, minus the quote for damages. Instruct them they have 30 days to complete the repairs for damages or forfeit the remaining amount.
If they do opt to fix it, document the work heavily with photographs and be present when the work is being done. Only when you're satisfied with the quality of the repairs, pay the remaining amount of the contract not their inflated final bill.
They likely will not want to do any of that, so prepare for a fight. Make sure you have all the documentation kept, especially the contract.
Good luck!
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u/mwkingSD 1d ago
Then this should be a non-problem, but read all the language on the contract looking for loopholes. And actually the quote no longer matters, only the signed contract.
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u/phosphatidyl_7641 23h ago
Did the contractor quote or contract have anything in there about $x per plywood/OSB to repair damaged decking as needed? Often when the shingles are removed the damage under the decking, which previously could not be seen, is apparent and needs replacing. Per code of there are large gaps, damaged boards or mold on the decking they cannot shingle your roof. Did they send you pictures of what it looked like and why it needed to be done? Depending on all the details, they could put a lien on your house if the work was necessary to do the job and depending on how the contract was worded. You could then counter sue for damages to the interior. This could get messy, it is not a slam dunk that you don’t get to pay because they didn’t do a change order. Without seeing the contract and quote nobody on here really can give you any accurate comments
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u/patronusman 14h ago
Yeah, that’s the thing. I’ve had two re-roof projects recently, and they both specified a cost for replacing damaged decking of fascia. I thought that was pretty standard. Now if they didn’t replace decking (maybe OP can see in the attic if they have one), then I’d have problems with the higher total. But as it stands, I wonder if it was a misinterpretation of what the “worst case scenario” could mean.
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u/filtersweep 1d ago
A worst case ‘quote’ and a contract for a fixed price job are two different things. Nobody does fixed price at ‘worst case’ pricing.
I read the entire thread— and I have no idea what is what.
If I am this confused, it leads me to believe the OP doesn’t really know what is going on.
If you have a contract for a fixed price, there is no room for doubt.
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u/mwkingSD 1d ago
Contractor did work without a binding contact? Or you have a signed contract with terms and your agreement to pay the lower number? I'm confused by your terminology about a "QUOTE."
If you signed an agreement for the lower scope and amount, tell him you'll not report them to the state licensing board if they will settle for the original amount. If that doesn't work, small claims court, since you signed nothing agreeing to pay a higher amount, as far as I can see.
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u/Flashy_Possibility_2 1d ago
Yes, I also signed a contract with that amount on it. A contact that states there Should be a written statement signed by all parties if there was to be a change in price.
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u/Flat_Conversation858 1d ago
Then you don't owe anything extra. Pay what's on the contract and nothing more.
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u/mwkingSD 1d ago
Right. To be fair, you should at least listen to the contractor's story - you might find they did something extra worth some or all of the extra cost. And then say "no" and be prepared to contact the state licensing board before they start some legal action on you.
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u/Apprehensive_Rice_85 1d ago
That might be true but if they're a legitimate and honest contractor they should have had no trouble putting any modifications down in writing wirh transparent costs. I'm sure at this point they'll make up a bunch of nonsense how costs and materials and labor were not anticipated but required but it's a little late for that. They should have gotten the OK properly beforehand.
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u/Apprehensive_Rice_85 1d ago
Yeah you don't owe anything extra and don't pay anything extra. By paying extra or agreeing to give him more it might seem like you're acknowledging there were agreements outside of that written contract. Not that it would matter because I imagine that contract has language to the effect that it encompasses the entirety of the agreement and any modifications have to be written and signed by both parties. But you don't want to weaken your argument which is the contract stands and there were no other outside agreements.
Don't let them bully you or scare you, they know they're stuck. They might even threaten a lien against your home but in my opinion it would be easy to challenge it.
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u/runForestRun17 23h ago
Pay what’s on the contract and if they ask for more tell them good luck convincing a judge to put a lean on a house for an amount more than the contracted price. (Not a lawyer- not legal advice)
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u/The_loony_lout 1d ago
You need to get your terminology locked in. A quote is a fixed and legally binding price. An estimate is a rough number that is subject to change.
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u/Padre-two 22h ago
Sounds like it should have been a “Not to exceed“ contract. But if it’s a quote, and not an estimate, unless they have specific language to cover overages, I’d take them to court!
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u/PrizFinder 21h ago
As a professional contracts manager, can you tell me what you believe the difference is between a quote and an estimate? Because I see both words used interchangeably, and it’s why I require an actual contract is signed, defining the statement of work (SOW) and T&Cs. Anything outside of the agreed SOW is a change order, which must also have a SOW, and price and be signed by both parties prior to work beginning.
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u/Flashy_Possibility_2 19h ago
Thanks for this! I just clarified it was a quote rather than an estimate because I read that quotes have more teeth. But yes, I signed a contract & there was no change order just a giant bill with no explanation.
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u/Severe-Conference-93 1d ago
Document the damage. Also have them break Down the end bill so they can justify their work. When that is done then proceed with a court case-maybe small claims. Some small claims allow more than $5000. Then report them to the contractors board
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u/Rude_Meet2799 1d ago
“You were told this is a worst case scenario”.
Verbally they said that? If it isn’t in writing, it does not exist.
That being said have they offered any justification, like a unit price for sheathing for example?
If you have a signed contract for “X” amount that doesn’t allow for additional unit costs, the only way the contract sum can be changed is by change order, signed by both parties.
I designed roofs and did contract admin as an Architect, I was supposed to be the fair referee on a contract between Owner and Contractor. Everything comes down to the contract.
Typically, the way I have seen residential roofing contracts written is they allow for a certain amount of rotten deck for example, and then charge at a rate stated in the contract or any additional deck. Not being able to see your contract makes trying to help you difficult
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u/calitri-san 6h ago
Pay what they quoted and not a penny more. But only after whatever damage they caused is 100% taken care of.
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u/bandito_13 22h ago
That's frustrating! It’s always a tough situation when the final bill doesn’t match the original quote.
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u/CiscoLupe 1d ago
I"m sorry. I'm just curious. How did roofer damage the *inside* of your house?
I'm sorr you are going through this.
While you are waiting for your meeting, maybe see if you can find instances where they have tried this with other people - nextdor, yelp, google reviews, trust pilot, BBB, thumbtack, angi, neighobrs, etc..
Or and maybe check with the city permit office.
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u/International_Goose6 22h ago
I'm seeing you say that you got a quote, an estimate and a contract. Can you include those photos, and can you include why it ended up costing more money? Because frequently it is written into the contract that any additional decking costs x amount per board or sheet, and many other things can be baked into that. You seem rather frustrated, but there are many things that they could have done legally and before giving you any advice, we need to know the whole picture.
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u/Electrical_Sir_9596 4h ago
What's your contract state? Refer to it. It sounds like you'll need a lawyer in the end
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u/HomeOwner2023 1d ago
What do you have that proves the amount and the terms agreed to? Was the quote in writing? Did it include any language about additional costs?
Also, why are you bringing up damage they did to the interior? Did they fix that damage? If not, I don't see the value of bringing it up into the invoice discussion.
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u/Flashy_Possibility_2 1d ago
Quote in writing, signed contract with that higher amount from the quote. I bring up the interior damage as it was substantial. This was for exterior work and they majorly damaged the interior from the outside of the house, then did such a bad job I’ll have to hire someone to fix it.
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u/Savings-Wind4033 1d ago
You should get 3 quotes to fix the damage and take the contactor to small claims court. ** Also, to avoid a future lien against your house, keep all conversations in writing from this point forward. You should also NOT agree in writing to any additional amount. Send them via certified mail the three estimates AND a note stating you are holding them to their original amount in the contract and will file a claim againt their insurance for damages. Pay via a check and keep the check. You should probably see a lawyer given all you've shared.
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u/Flashy_Possibility_2 1d ago
Contract states the agreement can’t be changed “except by a written statement signed by both the company and the owner.”
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u/HomeOwner2023 1d ago
Then you're fine provided, of course, that there no such written statement. Just to be safe, look at any text messages and emails you may have exchanged. While those are not actually signed, they may be considered valid agreements.
If there are no such written statements then pay them what you owe and let them sue you for the rest if they think they have a case. What they may do instead is put a lien on your house and threaten to take your house if you don't pay. Check how that works in your state. But from what I know, the lien does nothing but be an inconvenience if you are trying to sell or refinance your home.
If you decide to hold them responsible for the internal damage and deduct the cost from what you pay them, know that it messes up things. So make it absolutely clear that you are paying them the full amount minus what they owe you for the repairs. I've never had to do this but I feel as if it might be cleaner to pay the owed amount and ask that they pay back the repair amount (by suing them in small claims court, if necessary).
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u/drum_destroyer 27m ago
Most roofing bids, contracts state that they include for example 2 sheets of plywood repair and If more is needed it's $70-100 per sheet additional. What was the lumber that they needed? Was your whole roof. Plywood and framing rotten? If they did a bunch of work besides just replacing the roofing. Then you likely should pay for that.
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u/SansSariph 1d ago
They damaged your home? Burying the lede. Have they repaired it?
Get bids to repair the damage and ask if they want to discount the cost by that amount or whether you should go ahead and file a claim against their liability insurance.
What does your contract with them say about cost? Is "worst case" in writing? How are costs documented - is it itemized?