Iowa Homeowner-Contractor Agreement

Instructions — not part of the agreement

How to Use This Template

This template was built by jaspector.com to help Iowa homeowners protect themselves when hiring a contractor. It covers the key provisions relevant to Iowa law, including contractor registration, specialty trade licensing, cancellation rights, and mechanics' lien protections.

Before You Start

1. Verify the contractor's registration. Use the DIAL contractor lookup to confirm the registration is active and the business name matches. See our Iowa license lookup guide 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 Iowa callout. These notes 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 an Iowa-licensed attorney review the agreement.

Field-by-Field Guide

• ›Section 1 (Parties): Fill in legal names exactly as they appear on official documents. Include the contractor's Iowa registration number and any specialty trade license numbers.
• ›Section 2 (Scope): Be as specific as possible. "Kitchen remodel" is not enough — list materials, dimensions, finishes, and what is excluded.
• ›Section 3 (Payment): Iowa does not impose a statewide deposit cap, but keep the initial payment reasonable and tie every subsequent 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 14 (Exhibits): Attach all plans, specs, and the contractor's DIAL registration 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.

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 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

3.1 Total Contract Price

3.2 Payment Schedule

3.3 Payment Terms

• ›Payments are due within days of written invoice
• ›Acceptable payment methods:
• ›Contractor shall provide invoices describing work completed or materials delivered for each payment
• ›Final payment is due only after: (a) all work is complete, (b) required inspections are complete, and (c) Contractor provides lien waivers, warranties, and closeout documents

4.1 Delays

• ›Contractor shall notify Homeowner in writing within 48 hours of any event likely to delay the project
• ›Excusable delays include: weather, permit delays, inspections, 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

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:

1. Description of the changed work
2. Addition to or deduction from the contract price
3. Impact on the project timeline
4. Signature of both Homeowner and Contractor

No verbal agreements will modify this contract.

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 codes and manufacturer installation requirements

6.2 Workmanship Standards

• ›All work shall be performed in a professional, workmanlike manner
• ›All work shall comply with applicable Iowa codes, local building requirements, and manufacturer specifications
• ›All work shall conform to the plans, specifications, and scope described in this contract
• ›Contractor shall maintain a reasonably clean and safe job site

6.3 Subcontractors

• ›Contractor use subcontractors (will / will not)
• ›Contractor remains responsible for subcontractor scheduling, supervision, and payment
• ›Any subcontractor performing licensed specialty-trade work must hold all licenses or credentials required by Iowa law
• ›Upon request, Contractor shall provide the names of subcontractors and principal material suppliers

7.1 Contractor Warranty

Contractor warrants labor and workmanship for year(s) from the date of substantial completion and shall correct defects in workmanship or Contractor-supplied materials discovered within that period, excluding ordinary wear, abuse, and excluded conditions.

7.2 Manufacturer Warranties

Contractor shall deliver all transferable manufacturer warranties for installed materials and equipment at closeout.

7.3 Warranty Exclusions

• ›Normal wear and tear
• ›Damage caused by misuse, neglect, or alteration by persons other than Contractor
• ›Damage caused by acts of God or casualty events after completion
• ›Items expressly excluded in writing

8.1 Contractor Insurance Requirements

• ›Contractor shall provide certificates of insurance upon request

9.1 Homeowner's Right to Terminate

• ›Homeowner may terminate for material breach by providing written notice and allowing 7 business days to cure
• ›Homeowner may also terminate for convenience upon written notice, paying for work properly performed through the termination date
• ›Contractor shall provide an itemized accounting within 10 business days of termination

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

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 may agree to non-binding mediation before filing suit, except for emergency injunctive relief, mechanics' lien filings, or other deadlines that require faster action.

10.3 Legal Action

Any court action arising from this agreement shall be brought in a court of competent jurisdiction in the Iowa county where the property is located, unless another venue is required by law.

11.1 Notice of Commencement

• ›The general contractor or owner-builder must post a Notice of Commencement of Work to the Registry no later than 10 days after commencement of work
• ›A general contractor who fails to post the required notice is not entitled to a lien remedy

11.2 Lien Timing

• ›Mechanics' liens are generally perfected by posting within 90 days after the last labor or material is furnished
• ›Enforcement actions must generally be brought within two years after the 90-day period expires
• ›Before making progress and final payments, check the Registry and request lien waivers from Contractor and known subcontractors

12.1 Iowa Contractor Registration

Iowa Code ch. 91C generally requires a person engaged in the business of construction to maintain Iowa contractor registration unless an exemption applies. A person who earns less than $2,000 annually from such work is not a contractor for purposes of chapter 91C.

12.2 Specialty Trade Licensing

If the project includes work requiring an Iowa specialty-trade license, Contractor shall not self-perform or subcontract that work except through properly licensed persons or businesses.

12.3 Required Notices When Triggered

• Door-to-door Notice of Cancellation under Iowa Code ch. 555A
• Catastrophe-repair Notice of Contract Obligations and Rights under Iowa Code §103A.71
• Post-loss assignment disclosures under Iowa Code §515.137A
• Registry documents and lien waivers under Iowa Code ch. 572

• ›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 Iowa.
• ›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.

• Exhibit A: Plans and Drawings
• Exhibit B: Material Specifications
• Exhibit C: Notice of Cancellation (if applicable)
• Exhibit D: DIAL Contractor Registration Printout
• Exhibit E: Specialty Trade License Printouts (if applicable)
• Exhibit F: Insurance / Bond Certificates
• Additional:

Signatures

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