{"id":10217,"date":"2026-10-06T09:00:00","date_gmt":"2026-10-06T09:00:00","guid":{"rendered":"https:\/\/www.simplywise.com\/blog\/?p=10217"},"modified":"2026-10-06T15:05:16","modified_gmt":"2026-10-06T15:05:16","slug":"home-builder-contracts","status":"publish","type":"post","link":"https:\/\/www.simplywise.com\/blog\/home-builder-contracts\/","title":{"rendered":"Home Builder Contracts: Types, Clauses, and State Rules"},"content":{"rendered":"<p><script>\ndocument.addEventListener('DOMContentLoaded', function() {\n  var sels = ['.entry-header','.page-header','article > h1:first-child','.entry-footer'];\n  sels.forEach(function(s){document.querySelectorAll(s).forEach(function(el){el.style.display='none';});});\n  var el = document.querySelector('.sw-a');\n  while (el && el !== document.body) {\n    el.style.maxWidth='100%'; el.style.width='100%'; el.style.padding='0'; el.style.margin='0';\n    el.style.float='none'; el.style.flex='0 0 100%';\n    el = el.parentElement;\n  }\n  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b=document.body;\n    if(b && b.classList){b.classList.add('single-post');}\n  }catch(e){}\n})();\n<\/script><\/p>\n<article class=\"pm\">\n<header class=\"pm__hero\">\n<div class=\"pm__inner\">\n<nav class=\"pm__crumb\">Blog &nbsp;&rsaquo;&nbsp; Business &amp; Growth<\/nav>\n<p><span class=\"pm__eyebrow\">Business &amp; Growth &middot; Contracts<\/span><\/p>\n<h1>Home Builder Contracts: Types, Clauses, and State Rules<\/h1>\n<p class=\"pm__dek\">What the AIA contract forms cover, the payment and lien clauses your state requires, and the right to cancel that most homeowners do not know they have.<\/p>\n<div class=\"pm__hero-cta\"><a class=\"pm__btn\" href=\"https:\/\/swcostestimator.app.link\/ce-ai\" rel=\"noopener\" target=\"_blank\">Try SimplyWise Cost Estimator free<\/a><span class=\"pm__hero-cta-note\">Free to try. A photo becomes an itemized estimate in about 6 seconds.<\/span><\/div>\n<div class=\"pm__rating\"><span class=\"pm__stars\">&#9733;&#9733;&#9733;&#9733;&#9733;<\/span> <b>4.8<\/b> <span class=\"pm__rating-sub\">on the App Store for SimplyWise Cost Estimator<\/span><\/div>\n<div class=\"pm__meta\">\n<span>SimplyWise<\/span><br \/>\n<i><\/i><br \/>\n<span>Updated October 6, 2026<\/span><br \/>\n<i><\/i><br \/>\n<span>7 min read<\/span>\n<\/div>\n<figure class=\"pm__fig\">\n<img fetchpriority=\"high\" decoding=\"async\" alt=\"Homeowner and builder signing a home builder contract at a desk\" height=\"700\" loading=\"eager\" src=\"https:\/\/images.unsplash.com\/photo-1664463760781-f159dfe3af30?w=1400&amp;h=700&amp;fit=crop&amp;q=80&amp;auto=format\" width=\"1400\"\/><br \/>\n<\/figure>\n<\/div>\n<\/header>\n<div class=\"pm__body\">\n<div class=\"pm__inner\">\n<aside class=\"pm__tldr\">\n<div class=\"pm__tldr-label\">Home builder contracts, at a glance<\/div>\n<ol>\n<li>Three forms cover most home builds: stipulated sum, cost-plus with a maximum, and a residential small-project form (AIA A101, A102, A105).<\/li>\n<li>California caps the down payment at $1,000 or 10 percent, whichever is less, and requires a written contract over $500.<\/li>\n<li>New York gives homeowners until midnight of the third business day after signing to cancel, and requires escrow or a bond for deposits.<\/li>\n<li>A federal rule adds a similar 3-day cancellation right for contracts signed in your home, on jobs of $25 or more.<\/li>\n<li>California requires a mechanics lien warning: unpaid subcontractors can lien the property even after full payment.<\/li>\n<li>Progress payments should track work done, not the calendar, per statute in both states.<\/li>\n<\/ol>\n<div class=\"pm__tldr-cta\"><span>Scoping the job before the contract?<\/span><a href=\"https:\/\/swcostestimator.app.link\/ce-ai\" rel=\"noopener\" target=\"_blank\">Try SimplyWise Cost Estimator, free<\/a><\/div>\n<\/aside>\n<h2>What is a home builder contract?<\/h2>\n<p>A home builder contract sets scope, price, schedule, and payment terms for a build or remodel, in writing. Many states require one past a dollar threshold, and the form decides how price, delay, and unfinished-work disputes get resolved.<\/p>\n<h2>What are the three main types of home builder contracts?<\/h2>\n<p>The American Institute of Architects publishes the industry&#8217;s standard forms, and most custom builder contracts borrow their structure. The three that cover almost every home project differ in how the builder gets paid.<\/p>\n<table class=\"pm__table\">\n<thead>\n<tr>\n<th scope=\"col\">Contract type<\/th>\n<th scope=\"col\">Standard form<\/th>\n<th scope=\"col\">How payment works<\/th>\n<th scope=\"col\">Fits best when.<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Stipulated sum (fixed price)<\/td>\n<td>AIA A101<\/td>\n<td>One agreed lump sum<\/td>\n<td>Scope is locked before work starts.<\/td>\n<\/tr>\n<tr>\n<td>Cost-plus with a maximum<\/td>\n<td>AIA A102<\/td>\n<td>Cost of the work plus a fee, capped<\/td>\n<td>Large projects where scope may shift.<\/td>\n<\/tr>\n<tr>\n<td>Residential or small project<\/td>\n<td>AIA A105<\/td>\n<td>Stand-alone, own conditions, usually a stipulated sum<\/td>\n<td>A home or a shorter remodel.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>AIA describes A101 as for a &#8220;stipulated sum,&#8221; A102 for &#8220;a guaranteed maximum price,&#8221; and A105 for a project &#8220;modest in size and brief in duration&#8221;. A101 also &#8220;adopts by reference&#8221; AIA Document A201, the general conditions document. A105 builds its own shorter conditions in. A custom contract should cover the same ground.<\/p>\n<p class=\"pm__inline-cta\"><a href=\"https:\/\/swcostestimator.app.link\/ce-ai\" rel=\"noopener\" target=\"_blank\">Turn the agreed scope into an itemized estimate, free &rarr;<\/a><\/p>\n<h2>What down payment and payment schedule are legal?<\/h2>\n<p>Down payment rules vary by state. California caps it at $1,000 or 10 percent, whichever is less, printed in bold in the contract. New York sets no cap, but pre-completion deposits go to escrow within five business days unless the builder posts a bond. The schedule must also &#8220;bear a reasonable relationship&#8221; to work delivered. Our <a href=\"https:\/\/www.simplywise.com\/blog\/california-contractor-license\/\">California contractor license guide<\/a> covers that state&#8217;s licensing side.<\/p>\n<table class=\"pm__table\">\n<thead>\n<tr>\n<th scope=\"col\">Rule<\/th>\n<th scope=\"col\">California<\/th>\n<th scope=\"col\">New York.<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Written contract required above<\/td>\n<td>$500<\/td>\n<td>$500.<\/td>\n<\/tr>\n<tr>\n<td>Down payment cap<\/td>\n<td>$1,000 or 10 percent, whichever is less<\/td>\n<td>No cap; escrow or bond.<\/td>\n<\/tr>\n<tr>\n<td>Right to cancel<\/td>\n<td>Notice required in contract<\/td>\n<td>Midnight, 3rd business day after signing.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>What is a mechanics lien warning?<\/h2>\n<p>A mechanics lien lets an unpaid subcontractor or supplier claim the property, even after the owner pays the contractor in full. California requires a warning starting &#8220;MECHANICS LIEN WARNING:&#8221; covering preliminary notices and joint-check protection. Collecting for work not done is against the law there, though a down payment is allowed. No lien warning where one is required is a sign the paperwork is wrong for the state.<\/p>\n<h2>Can I cancel a home builder contract after signing?<\/h2>\n<p>Two rights can apply. New York&#8217;s law gives an unconditional right to cancel, &#8220;until midnight of the third business day after the contract was signed&#8221;. The FTC&#8217;s Cooling-Off Rule adds a similar right for signings in your home, such as a kitchen table, on jobs of $25 or more. Saturdays count. Sundays and holidays do not.<\/p>\n<h2>How to check a home builder contract before you sign<\/h2>\n<ol class=\"pm__steps\">\n<li>\n<h3>Match the contract type to the job<\/h3>\n<p>A locked design fits a stipulated sum. Scope that may still change fits cost-plus with a maximum, so overruns have a ceiling.<\/p>\n<\/li>\n<li>\n<h3>Check the payment schedule against the work<\/h3>\n<p>Payments should tie to phases finished, not the calendar. California and New York both write that into statute.<\/p>\n<\/li>\n<li>\n<h3>Look for the lien warning and cancellation notice<\/h3>\n<p>Confirm both appear in plain language in the document, not just promised verbally.<\/p>\n<\/li>\n<li>\n<h3>Confirm the deposit fits your state&#8217;s rule<\/h3>\n<p>California caps it at $1,000 or 10 percent. Other states set their own number or an escrow rule; check your state licensing board first.<\/p>\n<\/li>\n<\/ol>\n<h2>SimplyWise Cost Estimator for home builder contracts<\/h2>\n<section class=\"pm__promo\">\n<p>SimplyWise Cost Estimator turns a job-site photo into an itemized estimate in about 6 seconds, with editable material, labor, and fee lines. Price the scope and send a professional, branded quote the client signs to approve. Then carry those line items into whichever contract form you use. It is $29.99\/mo or $239.99\/yr, about $20\/mo on annual, with a 7-day free trial.<\/p>\n<p><a class=\"pm__btn\" href=\"https:\/\/swcostestimator.app.link\/ce-ai\" rel=\"noopener\" target=\"_blank\">Try SimplyWise Cost Estimator, free<\/a><br \/>\n<\/section>\n<h2>Keep reading<\/h2>\n<ul>\n<li><a href=\"https:\/\/www.simplywise.com\/blog\/how-to-write-construction-proposal-that-wins\/\">How to Write a Construction Proposal That Wins<\/a><\/li>\n<li><a href=\"https:\/\/www.simplywise.com\/blog\/contractor-invoice-template\/\">Contractor Invoice Template<\/a><\/li>\n<\/ul>\n<div class=\"pm__sources\">\n<h2>Sources<\/h2>\n<h3>AIA<\/h3>\n<ul>\n<li><a href=\"https:\/\/learn.aiacontracts.com\/contract-doc-pages\/27541-a-series-ownercontractor-agreements\/\" rel=\"noopener\" target=\"_blank\">AIA, A-Series Owner\/Contractor Agreements<\/a>, 2026-09-25.<\/li>\n<\/ul>\n<h3>California<\/h3>\n<ul>\n<li><a href=\"https:\/\/www.cslb.ca.gov\/Consumers\/Hire_A_Contractor\/Home_Improvement_Contracts\/What_Is_A_Contract.aspx\" rel=\"noopener\" target=\"_blank\">CSLB, Home Improvement Contracts<\/a>, 2026-09-25.<\/li>\n<li><a href=\"https:\/\/leginfo.legislature.ca.gov\/faces\/codes_displaySection.xhtml?lawCode=BPC&amp;sectionNum=7159\" rel=\"noopener\" target=\"_blank\">Cal. Bus. &amp; Prof. Code Section 7159<\/a>, 2026-09-25.<\/li>\n<\/ul>\n<h3>New York<\/h3>\n<ul>\n<li><a href=\"https:\/\/www.nysenate.gov\/legislation\/laws\/GBS\/771\" rel=\"noopener\" target=\"_blank\">NY General Business Law Section 771<\/a>, 2026-09-25.<\/li>\n<li><a href=\"https:\/\/ag.ny.gov\/home-improvement-fact-sheet\" rel=\"noopener\" target=\"_blank\">NY AG, Home Improvement Fact Sheet<\/a>, 2026-09-25.<\/li>\n<\/ul>\n<h3>Federal and SimplyWise<\/h3>\n<ul>\n<li><a href=\"https:\/\/consumer.ftc.gov\/articles\/buyers-remorse-ftcs-cooling-rule-may-help\" rel=\"noopener\" target=\"_blank\">FTC, Cooling-Off Rule<\/a>, 2026-09-25.<\/li>\n<li><a href=\"https:\/\/apps.apple.com\/us\/app\/simplywise-cost-estimator\/id6670619664\" rel=\"noopener\" target=\"_blank\">SimplyWise Cost Estimator, App Store<\/a>, 4.8 rating, 2026-09-25.<\/li>\n<\/ul>\n<\/div>\n<\/div>\n<\/div>\n<section class=\"pm__faq\">\n<div class=\"pm__inner\">\n<h2>Frequently asked questions about home builder contracts<\/h2>\n<h3 class=\"pm__faq-cat\">Contract types<\/h3>\n<details>\n<summary>What&#8217;s the difference between a fixed-price and a cost-plus home builder contract?<\/summary>\n<div>\n<p>Fixed price, AIA&#8217;s A101 form, sets one agreed total for a defined scope. Cost-plus, AIA&#8217;s A102 form, pays the cost of the work plus a fee, usually capped at a maximum so overruns have a ceiling. Fixed price fits a locked design; cost-plus fits scope that may still move.<\/p>\n<\/div>\n<\/details>\n<details>\n<summary>Do I need a written contract for a home build?<\/summary>\n<div>\n<p>In many states, yes, past a dollar threshold. California and New York both require one over $500. Check your state licensing board&#8217;s page for its exact threshold.<\/p>\n<\/div>\n<\/details>\n<h3 class=\"pm__faq-cat\">Money and deposits<\/h3>\n<details>\n<summary>How much can a home builder charge as a down payment?<\/summary>\n<div>\n<p>It depends on the state. California caps it at $1,000 or 10 percent of the price, whichever is less. New York has no cap, but deposits go to escrow within five business days or are bonded. There is no single national rule.<\/p>\n<\/div>\n<\/details>\n<details>\n<summary>What is a mechanics lien warning?<\/summary>\n<div>\n<p>A required contract notice explaining that unpaid subcontractors or suppliers can lien the property even after the owner pays in full. California requires the warning to begin &#8220;MECHANICS LIEN WARNING&#8221; and describe preliminary notices and joint-check protection.<\/p>\n<\/div>\n<\/details>\n<h3 class=\"pm__faq-cat\">Cancellation rights<\/h3>\n<details>\n<summary>Can I cancel a home builder contract after I sign it?<\/summary>\n<div>\n<p>Sometimes, on two tracks. New York&#8217;s law lets homeowners cancel until midnight of the third business day after signing. The FTC&#8217;s federal Cooling-Off Rule adds a similar right for signings in your home, like a kitchen table, on jobs of $25 or more ($130 at temporary locations).<\/p>\n<\/div>\n<\/details>\n<h3 class=\"pm__faq-cat\">Estimating the job<\/h3>\n<details>\n<summary>Can I measure the job with my phone camera instead of a tape measure?<\/summary>\n<div>\n<p>Tape or wheel an addition and enter the dimensions. SimplyWise Cost Estimator then turns a job-site photo into an itemized estimate in about 6 seconds. On a Pro iPhone, the room scan uses LiDAR for interior measurements. Every line item stays editable before it goes into the contract&#8217;s scope.<\/p>\n<\/div>\n<\/details>\n<\/div>\n<\/section>\n<section class=\"pm__final\">\n<div class=\"pm__inner\">\n<span class=\"pm__eyebrow\">Get the scope right first<\/span><\/p>\n<h2>Price the job before you write the contract.<\/h2>\n<p>Snap a photo and get an itemized estimate with editable lines, then send a branded quote the client signs to approve. Free to try, then $29.99\/mo or $239.99\/yr after a 7-day trial.<\/p>\n<p><a class=\"pm__btn pm__btn--lg\" href=\"https:\/\/swcostestimator.app.link\/ce-ai\" rel=\"noopener\" target=\"_blank\">Try SimplyWise, free<\/a><\/p>\n<\/div>\n<\/section>\n<\/article>\n<p><script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"Article\",\n  \"headline\": \"Home Builder Contracts: Types, Clauses, and State Rules\",\n  \"description\": \"Home builder contracts explained: the AIA contract types, the payment and lien clauses state law requires, and your right to cancel, with sources named.\",\n  \"author\": {\"@type\": \"Organization\", \"name\": \"SimplyWise\"},\n  \"publisher\": {\"@type\": \"Organization\", \"name\": \"SimplyWise\", \"logo\": {\"@type\": \"ImageObject\", \"url\": \"https:\/\/www.simplywise.com\/icon-512x512.png\"}, \"sameAs\": [\"https:\/\/www.crunchbase.com\/organization\/simplywise\"] },\n  \"datePublished\": \"2026-10-06\",\n  \"dateModified\": \"2026-10-06\",\n  \"mainEntityOfPage\": \"https:\/\/www.simplywise.com\/blog\/home-builder-contracts\/\",\n  \"image\": \"https:\/\/images.unsplash.com\/photo-1664463760781-f159dfe3af30?w=1400&h=700&fit=crop&q=80&auto=format\"\n}\n<\/script><br \/>\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"HowTo\",\n  \"name\": \"How to check a home builder contract before you sign\",\n  \"step\": [\n    {\"@type\": \"HowToStep\", \"position\": 1, \"name\": \"Match the contract type to the job\", \"text\": \"A locked, complete design fits a stipulated sum. A project where scope may still change fits cost-plus with a guaranteed maximum, so cost overruns have a ceiling.\"},\n    {\"@type\": \"HowToStep\", \"position\": 2, \"name\": \"Check the payment schedule against the work\", \"text\": \"Payments should tie to phases finished, not a fixed calendar. Both California and New York write that principle into their statutes.\"},\n    {\"@type\": \"HowToStep\", \"position\": 3, \"name\": \"Look for the lien warning and the cancellation notice\", \"text\": \"Confirm both appear in plain language in the document itself, not just verbally promised.\"},\n    {\"@type\": \"HowToStep\", \"position\": 4, \"name\": \"Confirm the deposit fits your state's rule\", \"text\": \"California caps it at $1,000 or 10 percent. Other states set their own number or an escrow requirement; check your state licensing board's page before you write a check.\"}\n  ]\n}\n<\/script><br \/>\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [\n    {\"@type\": \"Question\", \"name\": \"What's the difference between a fixed-price and a cost-plus home builder contract?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Fixed price, AIA's A101 form, sets one agreed total for a defined scope. Cost-plus, AIA's A102 form, pays the cost of the work plus a fee, usually capped at a maximum so overruns have a ceiling. Fixed price fits a locked design; cost-plus fits scope that may still move.\"}},\n    {\"@type\": \"Question\", \"name\": \"Do I need a written contract for a home build?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"In many states, yes, past a dollar threshold. California and New York both require one over $500. 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Every line item stays editable before it goes into the contract's scope.\"}}\n  ]\n}\n<\/script><br \/>\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"BreadcrumbList\",\n  \"itemListElement\": [\n    {\"@type\": \"ListItem\", \"position\": 1, \"name\": \"Home\", \"item\": \"https:\/\/www.simplywise.com\/\"},\n    {\"@type\": \"ListItem\", \"position\": 2, \"name\": \"Blog\", \"item\": \"https:\/\/www.simplywise.com\/blog\/\"},\n    {\"@type\": \"ListItem\", \"position\": 3, \"name\": \"Business & Growth\", \"item\": \"https:\/\/www.simplywise.com\/blog\/category\/business-growth\/\"},\n    {\"@type\": \"ListItem\", \"position\": 4, \"name\": \"Home Builder Contracts\", \"item\": \"https:\/\/www.simplywise.com\/blog\/home-builder-contracts\/\"}\n  ]\n}\n<\/script><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Blog &nbsp;&rsaquo;&nbsp; Business &amp; Growth Business &amp; Growth &middot; Contracts Home Builder Contracts: Types, Clauses, and State Rules What the AIA contract forms cover, the payment and lien clauses your state requires, and the right to cancel that most homeowners do not know they have. Try SimplyWise Cost Estimator freeFree to try. A photo becomes [&hellip;]<\/p>\n","protected":false},"author":12,"featured_media":0,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_yoast_wpseo_focuskw":"home builder contracts","_yoast_wpseo_title":"Home Builder Contracts: Types, Clauses, and State Rules","_yoast_wpseo_metadesc":"Home builder contracts explained: the AIA contract types, the payment and lien clauses state law requires, and your right to cancel, with sources named.","_yoast_wpseo_linkdex":"74","_yoast_wpseo_content_score":"90","_yoast_wpseo_meta-robots-noindex":"","_yoast_wpseo_canonical":"","inline_featured_image":false,"footnotes":""},"categories":[182],"tags":[],"class_list":["post-10217","post","type-post","status-publish","format-standard","hentry","category-business-growth"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v21.2 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Home Builder Contracts: Types, Clauses, and State 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