Where your money goes, and when.

A small deposit

Our deposit is ten percent of the contract price or less in most cases.

Florida law sets rules for larger first payments on residential work. Under F.S. 489.126, a contractor who takes more than 10% of the contract price as an initial payment must apply for the needed permits within 30 days of the payment, and start the work within 90 days after the permits are issued, unless there's just cause or the owner agreed in writing to a longer time. If we ever ask for more than 10% up front (for example, to order custom products), the contract will say so, and we'll follow those timelines.

Payments tied to milestones

After the deposit, you pay as the work reaches milestones that are written into the contract, usually points you can see and an inspector signs off on: footings passed, framing passed, final passed. You're never paying far ahead of the work.

Changes in writing, before the work

If the scope changes, because you want something different or because we find something nobody could see before (rot behind a door frame, a buried footing), you get a written change order with the added or reduced price and any schedule change. Extra work starts only after you sign it.

Lien waivers

In Florida, people who work on or supply materials for your project can have lien rights against your property if they aren't paid, even if you paid the contractor. That's part of Florida's Construction Lien Law (Chapter 713, Part I).

You may receive a "Notice to Owner" from a supplier or subcontractor. That's normal: it preserves their rights and isn't a claim. To protect you, when we're paid for a milestone, we provide lien waivers for the work covered by that payment. At the end, you get final waivers and our final contractor's affidavit, which the lien law calls for at final payment (F.S. 713.06(3)(d)).

The Notice of Commencement

A Notice of Commencement is generally required for improvements over $2,500, and a certified copy is due to the building department before the first inspection on projects over $5,000 (F.S. 713.13, 713.135). It is signed by the owner, recorded with the county, and names the property, the owner, the contractor and others involved. We prepare it for you, tell you what to sign, and handle the recording. This is general information; the building department and your attorney are the authorities on your project.

One caution the form itself carries: payments made after the notice expires, or made without following the lien law, can mean paying twice. If you have a lender, they may make payments for you. Ask us anything about it.

The Recovery Fund notice

Florida residential construction contracts include a notice about the Florida Homeowners' Construction Recovery Fund, which may help homeowners hurt by certain contractor violations (F.S. 489.1425). Ours is in every residential contract it applies to. It's a consumer protection, not a sign of a problem.

How to pay

When a stage passes inspection, we email you the good news and the payment that's now due. Your project page shows the exact amount, a reference to copy, a one-tap online payment link when we've sent you an invoice, and an "I've paid" button so we know to watch for it.

• Online with the Pay button on your invoice (card or bank transfer)
• Check payable to RLW Builders, LLC

Whatever the method, payments go to RLW Builders, LLC, never to an individual.

Questions to ask before you pay anyone

• Is the license active, and does it cover this work? (Look it up)
• How much is the deposit, and is it more than 10%?
• What milestone triggers each payment?
• Will I get lien waivers with each payment?
• Is there a written change-order process?