Free Template
Hawaii Homeowner-Contractor Agreement
A plain-language contract template built around Hawaii contractor law — DCCA license verification, Contractor Repair Act compliance, lien rights disclosures, and cancellation rights.
Instructions — not part of the agreement
How to Use This Template
This template was built by jaspector.com to help Hawaii homeowners protect themselves when hiring a contractor. It covers the key provisions required by Hawaii law, including licensing thresholds, liability insurance disclosure, cancellation rights, and mechanics' lien protections.
Before You Start
- Verify the contractor's license. Use the DCCA PVL license search to confirm the license is active and the license type covers your project. See our Hawaii license lookup guide for step-by-step help.
- Download and print this document. Fill in all blank fields — do not leave any section empty.
- Review each Hawaii callout box. These notes highlight state-specific legal protections. Read them carefully — they explain your rights as a homeowner.
- Both parties sign. You and the contractor each get a signed copy before any work starts.
- Consult an attorney. This template is a starting point. For large projects or complex scopes, have an Hawaii-licensed attorney review the agreement.
Field-by-Field Guide
- ›Section 1 (Parties): Fill in legal names exactly as they appear on official documents. The contractor's DCCA license number is required. Include the island and county — county building departments administer permits separately.
- ›Section 2 (Scope): Be as specific as possible. "Kitchen remodel" is not enough — list materials, dimensions, finishes, and what is excluded.
- ›Section 3 (Payment): Hawaii does not impose a statutory cap on down payments, but keep deposits reasonable and tie every payment to a completed milestone. Clarify whether GET is included in the price.
- ›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 8 (Insurance): Hawaii law (Section 34-14A-19) requires the builder to disclose in writing whether they carry liability insurance. This disclosure must be signed by the builder, homeowner, and one witness.
- ›Section 14 (Exhibits): Attach all plans, specs, and the contractor's DCCA license printout. Check each box for what you are including.
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.
Parties
Homeowner (Property Owner)
| Name(s) | |
| Property Address | |
| Mailing Address | |
| Phone | |
Contractor
| Business Name | |
| DCCA License # | |
| License Classification(s) | |
| Responsible Managing Employee | |
| Business Address | |
| Phone | |
| Workers' Comp Policy # | |
| General Liability Policy # |
Scope of Work
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 excluded from this contract to prevent scope disputes.
2.3 Permits and Inspections
- Contractor is responsible for obtaining all required building permits
- Contractor is responsible for scheduling all required inspections
- Permit costs are: Included in contract price / Billed separately at cost
2.4 Plans and Specifications
- Attached as Exhibit A (architectural / engineering plans)
- Attached as Exhibit B (material specifications)
- No formal plans — scope defined by Section 2.1 above
Contract Price and Payment Schedule
3.1 Total Contract Price
| Total Contract Price | $ |
| Sales Tax (if applicable) | $ |
| Permit Fees (if separate) | $ |
| Total Amount Due | $ |
3.2 Payment Schedule
| Payment | Amount | Trigger (Work Milestone) |
|---|---|---|
| Down Payment | $ | Upon signing |
| Progress Payment 1 | $ | |
| Progress Payment 2 | $ | |
| Progress Payment 3 | $ | |
| Final Payment | $ | Completion and final inspection |
| Total | $ |
3.3 Payment Terms
- ›Payments are due within days of written invoice
- ›Acceptable payment methods:
- ›No payment shall be due for work not yet performed or materials not yet delivered to the job site
- ›Final payment is due only after: (a) all work is complete, (b) final inspection is passed (if applicable), and (c) Homeowner has had reasonable opportunity to inspect
Project Timeline
| Estimated Start Date | |
| Estimated Completion Date |
4.1 Delays
- ›Contractor shall notify Homeowner in writing within 48 hours of any event that may delay the project
- ›Excusable delays include: weather, permit delays, material shortages, acts of God, government orders
- ›Non-excusable delays exceeding business days entitle Homeowner to a daily credit of $
- ›If the project is not substantially complete within days of the estimated completion date (excluding excusable delays), Homeowner may terminate under Section 9
Change Orders
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:
- Description of the changed work
- Addition to or deduction from the contract price
- Impact on the project timeline
- Signature of both Homeowner and Contractor
No verbal agreements will modify this contract.
Materials and Workmanship
6.1 Materials
- ›All materials shall be new unless otherwise specified in writing
- ›Substitutions require prior written approval from Homeowner
- ›Contractor warrants that all materials comply with applicable building codes
6.2 Workmanship Standards
- ›All work shall be performed in a professional, workmanlike manner
- ›All work shall comply with applicable Hawaii building codes and local ordinances
- ›All work shall conform to the plans, specifications, and scope described in this contract
- ›Contractor shall maintain a clean and safe job site
6.3 Subcontractors
- ›Contractor use subcontractors (will / will not)
- ›If subcontractors are used, Contractor remains fully responsible for their work, licensing, and insurance
- ›All subcontractors performing work that requires an Hawaii contractor license must hold a valid, active license
- ›Homeowner may request license numbers for any subcontractor working on the project
Warranties
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
- ›Normal wear and tear
- ›Damage caused by Homeowner negligence or misuse
- ›Damage caused by third parties or acts of God
- ›Items specifically excluded in writing
Insurance and Bonding
8.1 Contractor Insurance Requirements
| Coverage | Minimum Amount |
|---|---|
| General Liability | $ |
| Workers' Compensation | Statutory limits (required if Contractor has employees) |
| Automobile Liability | $ |
- ›Contractor shall provide certificates of insurance upon request
- ›Homeowner shall be named as additional insured on the general liability policy
Termination
9.1 Homeowner's Right to Terminate
- ›Homeowner may terminate this contract at any time by providing written notice
- ›Homeowner shall pay for all work satisfactorily completed and materials delivered as of the termination date
- ›Contractor shall provide an itemized accounting within 10 business days of termination
- ›Contractor shall not charge a cancellation penalty exceeding actual costs reasonably incurred
9.2 Contractor's Right to Terminate
- ›Homeowner fails to make a payment within days of written notice of default
- ›Conditions at the job site make the work unsafe or illegal to continue
Dispute Resolution
10.1 Informal Resolution
The parties agree to attempt informal resolution by written notice. 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 Legal Action
If mediation fails, either party may pursue legal action in the county where the property is located. The prevailing party shall be entitled to recover reasonable attorney's fees and costs. Hawaii small claims court handles disputes up to $5,000.
Mechanics' Lien Notice
11.1 Protecting Against Mechanics' Liens
- ›Request lien waivers from the contractor and all subcontractors with each progress payment
- ›Request a final lien waiver upon final payment
- ›Consider requiring Contractor to provide a list of all subcontractors and material suppliers at the start of the project
11.2 Lien Filing Deadlines
- ›Original contractors: Must file within 6 months after the last date of providing labor or materials
- ›Subcontractors and suppliers: Must file within 4 months after the last date of providing labor or materials
- ›Laborers: Must file within 30 days after the last date of providing labor
Additional Hawaii Requirements
12.1 Written Contract Requirements (HRS 444-25.5)
Hawaii law requires that residential home builders be licensed by the Home Builders Licensure Board for any project where the cost of labor and materials exceeds $10,000.
- The contractor's a written contract signed by both parties before work begins
- Verbal disclosure of all lien rights of all parties performing under the contract
- Verbal disclosure of the homeowner's option to demand bonding
- Notice of the contractor's right to resolve construction defects before litigation (HRS 672E-11)
- Any other information the Contractors License Board requires by rule
12.2 Licensing Disclosure
General Provisions
- ›Entire Agreement: This contract, including all exhibits and change orders, constitutes the entire agreement. No prior verbal or written representations shall be binding unless incorporated herein.
- ›Severability: If any provision is found unenforceable, the remaining provisions continue in full force.
- ›Governing Law: This contract shall be governed by the laws of the State of Hawaii.
- ›Notice: All notices shall be in writing and delivered to the addresses in Section 1, by personal delivery, certified mail, or email with confirmed receipt.
- ›Assignment: Neither party may assign this contract without prior written consent of the other party.
Exhibits and Attachments
- Exhibit A: Plans and Drawings
- Exhibit B: Material Specifications
- Exhibit C: Contractor Repair Act Notice (HRS 672E-11)
- Exhibit D: Contractor's DCCA License Printout
- Exhibit E: Certificates of Insurance
- Additional:
Signatures
By signing below, both parties acknowledge that they have read, understand, and agree to all terms of this contract.
Homeowner
Signature
| Printed Name | |
| Date |
Homeowner (if jointly owned)
Signature
| Printed Name | |
| Date |
Contractor
Signature
| Printed Name | |
| Title | |
| DCCA License # | |
| Date |
Hawaii Pre-Signing Checklist
Before signing, confirm each item:
- Verified contractor's DCCA license is current at mypvl.dcca.hawaii.gov
- License classification (A, B, or C-specialty) covers the project type
- Workers' compensation status confirmed (if contractor has employees)
- Contractor has explained all lien rights verbally as required by HRS 444-25.5
- Contractor Repair Act notice (HRS 672E-11) is included in the contract
- GET (General Excise Tax) treatment is clearly stated (included or separate)
- All blank fields in this contract are filled in — no blank spaces
- Received a signed copy of the complete contract before work starts
- Payment schedule tied to work milestones, not calendar dates
- Plans, specs, and material lists are attached or described in detail
Next step
Verify your contractor's Hawaii license
Look up DCCA license status, classification, and bond information before you sign.
This template was prepared by jaspector.com as an educational resource for Hawaii homeowners.
It is not legal advice. Consult an Hawaii-licensed attorney before executing any construction contract.
Template Version 1.0 — March 2026