Georgia Homeowner-Contractor Agreement

Instructions — not part of the agreement

How to Use This Template

This template was built by jaspector.com to help Georgia homeowners protect themselves when hiring a contractor. It covers the key provisions relevant to Georgia contractor licensing law (O.C.G.A. Title 43, Chapter 41), mechanics' lien protections (O.C.G.A. §44-14-360 et seq.), and federal cancellation rights.

Before You Start

1. Verify the contractor's license. Use the Georgia Secretary of State License Verification portal at verify.sos.ga.gov and search under "Building & Contractors" professions. Confirm the license is active, the classification matches your project, and the qualifying agent is current. See our Georgia license lookup guide at jaspector.com/resources/contractor-license-requirements/georgia/ for step-by-step help.
2. Download and print this document. Fill in all blank fields — do not leave any section empty.
3. Review each Georgia callout box. These boxes highlight state-specific legal protections. Read them carefully — they explain your rights as a homeowner.
4. Both parties sign. You and the contractor each get a signed copy before any work starts.
5. Consult an attorney. This template is a starting point. For large projects or complex scopes, have a Georgia-licensed attorney review the agreement.

Field-by-Field Guide

• ›Section 1 (Parties): Fill in the legal names exactly as they appear on official documents. The contractor's Georgia license number should match the Secretary of State record.
• ›Section 2 (Scope): Be as specific as possible. "Kitchen remodel" is not enough — list materials, dimensions, finishes, and what is excluded.
• ›Section 3 (Payment): Georgia does not impose a statutory deposit cap, but keep the down payment reasonable (no more than one-third of the contract price is a common guideline). Tie every payment to a completed milestone, not a calendar date.
• ›Section 4 (Timeline): Get start and completion dates in writing. Fill in the delay penalties — these protect you if the contractor falls behind.
• ›Section 7 (Warranties): Fill in the warranty period. One year is common; negotiate for more on major work.
• ›Section 11 (Lien Notice): Georgia law requires the contractor to provide a Notice of Lien Rights before or at contract signing (O.C.G.A. §44-14-361.3). Make sure you receive it.
• ›Section 14 (Exhibits): Attach all plans, specs, the Notice of Lien Rights, and the contractor's license printout. Check each box for what you are including.

Georgia Legal Notes

• ›Licensing threshold: A Georgia state license is required for residential and general contracting work valued over $2,500 (O.C.G.A. §43-41-17). Some specialty trades (plumbing, electrical, HVAC) have separate licensing requirements.
• ›No statutory deposit cap: Unlike some states, Georgia does not cap the down payment amount. Negotiate a reasonable deposit and document it clearly.
• ›Mechanics' lien notice: Contractors must provide a Notice of Lien Rights at or before contract signing (O.C.G.A. §44-14-361.3). Without this notice, the contractor's lien rights may be limited.
• ›Lien filing deadline: Contractors and suppliers must file a lien claim within 90 days of completing work or furnishing materials (O.C.G.A. §44-14-366).
• ›Workers' compensation: Required for employers with 3 or more employees (O.C.G.A. §34-9-2). Verify coverage even if not legally required.
• ›Cancellation rights: The federal FTC 3-day cooling-off rule applies to contracts solicited at your home (door-to-door sales). Georgia supplements this under O.C.G.A. §10-1-6.
• ›License verification (Section 1): Verify the contractor's license at verify.sos.ga.gov (search under "Building & Contractors") before signing. Confirm the license is active, the classification covers your project type, and the qualifying agent is current. Under O.C.G.A. §43-41-17, it is illegal to perform residential or general contracting work on projects valued over $2,500 without a valid state license.
• ›Permits (Section 2): The contractor should pull permits for work requiring a license. Georgia counties and municipalities set their own building permit requirements. Metro Atlanta jurisdictions (Fulton, DeKalb, Cobb, Gwinnett, etc.) each have their own permit offices and inspection schedules. If a contractor asks the homeowner to pull the permit, that may indicate an attempt to work outside their license classification.
• ›Payment schedule (Section 3): Georgia does not impose a statutory cap on down payments for home improvement contracts. However, homeowners should limit the down payment to a reasonable amount (typically no more than one-third of the contract price) and tie all subsequent payments to completed work milestones — not calendar dates.
• ›Workers' comp (Section 8): Georgia requires workers' compensation coverage for employers with three (3) or more employees, including part-time and full-time workers (O.C.G.A. §34-9-2). Even if not legally required, verify whether the contractor carries workers' compensation — if an uninsured worker is injured on your property, you may face liability. Verify coverage at sbwc.georgia.gov.
• ›Right to cancel (Section 9): If the contract was solicited and signed at the Homeowner's residence or at a location other than the Contractor's permanent place of business (a "door-to-door sale"), the Homeowner has the right to cancel within three (3) business days of signing without penalty under the FTC Cooling-Off Rule (16 C.F.R. §429) and O.C.G.A. §10-1-6. The Contractor must provide a written "Notice of Right to Cancel" at signing. Failure to provide this notice may extend the cancellation period. This right applies to transactions of $25 or more under the FTC rule.
• ›Dispute resolution (Section 10): Homeowners may file a complaint with the Georgia State Licensing Board for Residential and General Contractors (under the Secretary of State's office). The Board investigates complaints involving licensed and unlicensed contractor activity. Filing a complaint does not prevent pursuing legal remedies. File at sos.ga.gov.
• ›Mechanics' liens (Section 11): Georgia allows contractors, subcontractors, and material suppliers to place a mechanics' lien (also called a "materialman's lien") on your property if they are not paid for work or materials. This lien can affect your ability to sell or refinance. At or before the time of entering into a contract, the contractor must give the homeowner a written "Notice of Lien Rights" (O.C.G.A. §44-14-361.3). If the contractor fails to provide this notice, the contractor's lien rights may be limited.
• ›Change orders (Section 5): Georgia courts enforce the written terms of construction contracts. Oral modifications may be difficult to prove and enforce. Always document changes in writing before the changed work begins.
• ›Licensing board contact (Section 12): Georgia Secretary of State, Professional Licensing Boards Division, 214 State Capitol, Atlanta, GA 30334. Phone: (478) 207-2440. Website: sos.ga.gov.

About Jaspector

Jaspector is an AI-powered property advisory service that helps homeowners navigate construction projects, verify contractors, and resolve disputes. If a dispute arises during your project, we can help you document the issue and build a resolution strategy.

Learn more at jaspector.com — or email hi@jaspector.com to get started.

The instructions above are provided by jaspector.com as an educational resource. They are not part of the agreement, do not constitute legal advice, and do not create an attorney-client or endorsement relationship.

Homeowner (Property Owner)

Contractor

2.1 Project Description

Describe the work in specific, measurable detail. Include materials, methods, dimensions, and reference any plans, drawings, or specifications attached as exhibits.

2.2 Work NOT Included

Explicitly list work that is excluded from this contract to prevent scope disputes.

2.3 Permits and Inspections

2.4 Plans and Specifications

3.1 Total Contract Price

3.2 Payment Schedule

3.3 Payment Terms

4.1 Delays

Any changes to the scope, price, or timeline of this contract must be documented in a written Change Order signed by both parties before the changed work begins.

Each Change Order shall include:

No verbal agreements will modify this contract.

6.1 Materials

6.2 Workmanship Standards

6.3 Subcontractors

7.1 Contractor Warranty

Contractor warrants all labor and workmanship for a period of ___ year(s) from the date of completion. During this period, Contractor shall repair or correct, at Contractor's expense, any defects in workmanship or materials furnished by Contractor.

7.2 Manufacturer Warranties

Contractor shall provide Homeowner with all manufacturer warranties for materials and equipment installed. Contractor shall ensure installations comply with manufacturer specifications to preserve warranty coverage.

7.3 Warranty Exclusions

This warranty does not cover:

8.1 Contractor Insurance Requirements

Contractor shall maintain, at minimum, the following coverage for the duration of the project:

8.2 Workers' Compensation

9.1 Homeowner's Right to Terminate

Homeowner may terminate this contract at any time by providing written notice to Contractor. Upon termination:

9.2 Contractor's Right to Terminate

Contractor may terminate this contract if:

9.3 Three-Day Right to Cancel (Door-to-Door Sales)

10.1 Informal Resolution

The parties agree to attempt informal resolution of any dispute by written notice describing the issue. The other party shall respond in writing within 15 business days.

10.2 Mediation

If informal resolution fails, the parties agree to submit the dispute to non-binding mediation before a mutually agreed mediator. Mediation costs shall be shared equally.

10.3 Georgia Licensing Board Complaint

10.4 Legal Action

If mediation fails, either party may pursue legal action in the Superior Court of the county where the property is located. The prevailing party shall be entitled to recover reasonable attorney's fees and costs. Georgia Magistrate Courts handle claims up to $15,000 (O.C.G.A. §15-10-2).

11.1 Notice of Lien Rights (Notice to Owner)

11.2 Protecting Against Mechanics' Liens

11.3 Subcontractor Lien Rights

Under Georgia law, subcontractors and material suppliers who are not in privity with the homeowner must file a Preliminary Notice of Lien Rights (also called a "Notice to Contractor") to preserve their lien rights. If you receive such a notice, it does not mean there is a problem — it preserves the sender's right to file a lien if they are not paid. Keep all such notices on file.

12.1 Licensing Requirements Under O.C.G.A. Title 43, Chapter 41

Georgia law requires that residential and general contractors be licensed by the State Licensing Board for Residential and General Contractors:

12.2 Contract Best Practices Under Georgia Law

While Georgia does not prescribe a statutory checklist of mandatory contract terms like some states, the following are strongly recommended:

12.3 Georgia Licensing Statement

Residential and general contractors in Georgia are required to be licensed by the State Licensing Board for Residential and General Contractors, a division of the Georgia Secretary of State's office. Any questions concerning a contractor may be directed to: Georgia Secretary of State, Professional Licensing Boards Division, 214 State Capitol, Atlanta, GA 30334. Phone: (478) 207-2440. Website: sos.ga.gov.

13.1 Entire Agreement

This contract, including all exhibits and change orders, constitutes the entire agreement between the parties. No prior verbal or written representations shall be binding unless incorporated herein.

13.2 Severability

If any provision of this contract is found unenforceable, the remaining provisions shall continue in full force and effect.

13.3 Governing Law

This contract shall be governed by the laws of the State of Georgia.

13.4 Notice

All notices under this contract shall be in writing and delivered to the addresses listed in Section 1, by personal delivery, certified mail, or email with confirmed receipt.

13.5 Assignment

Neither party may assign this contract without the prior written consent of the other party.

Signatures

By signing below, both parties acknowledge that they have read, understand, and agree to all terms of this contract.