A repair estimate often looks finished. It has a company name, a total, and a signature line. But an estimate is an offer built on a description of the work, and the description is where most disputes start. Before anyone signs or pays a deposit, read the estimate as if you will have to explain it to the rest of the family in six months, because you probably will.

Local option: New Plan Care gives families in the St. Louis area in-home help so a parent can stay home: companionship, help with bathing and dressing, meals, and overnight care. Call (314) 405-0887.

Scope first

The scope is the list of what the crew will actually do. Check whether it names the materials, the number of steps or posts, the work area, and the cleanup. A line that says repair porch is not a scope. A line that says replace three deck boards on the front section and two steps, with the old material removed, is one you can compare.

Walk the job with the contractor if you can. Ask them to point at each item on the estimate and show you where it happens. If the estimate and the walk-through do not match, you have found the first question to resolve in writing.

Exclusions and the lines that hide cost

Look for the word excluded or not included. Common gaps are permit fees, painting or staining, hauling away old material, and work on anything the contractor did not inspect. Each one can change the final bill. Ask the contractor to list every exclusion in the document you sign, not in a separate conversation.

Ask whether the city or county requires a permit for this work. If a permit is needed, find out who pulls it, who pays for it, and whose name it goes under. This is a question about your local rules, so check with the local building office rather than relying on the contractor's word alone.

Payment schedule

Compare the deposit to the work done before the next payment. A deposit should be a clear amount tied to a start date. Be cautious of a large share paid up front with no milestone attached. Confirm that each later payment is tied to a finished phase you can see, and that the final payment is due only after the work is complete and cleaned up.

The change rule

Extra work almost always appears partway through a job. A rotted joist, a soft step, or a wall that is not square will show up once the old material is off. Your contract should say how a change is priced, how it is approved, and whether it must be in writing before the crew does it. Insist on a written change order with a price and a date before any extra work begins. A verbal yes at the bottom of the steps is the source of most later arguments.

Warranty and paperwork

Find out whether the warranty covers labor, materials, or both, and for how long. Ask for the warranty in writing and keep it with the signed contract. Confirm the contractor carries liability insurance and workers' compensation, and ask for the certificate. Keep copies of every signed page in one folder that the family can find.

Who signs

If Mom owns the home, she is usually the person who must approve the contract, though some families handle this through a formal arrangement made in advance. If you are unsure who has authority to sign for her, ask a lawyer before anyone signs. The Missouri Bar can point you toward a referral, and the resources on the Sources page list the public references this site uses.