Short answer: a painting contract should say exactly what gets painted, how it is prepared, which product and how many coats, what it costs and when you pay, how changes are handled, and what the warranty covers. Ask for a lien waiver each time you pay.
The must-have lines
- Scope. Rooms or elevations, and surfaces within each: walls, ceilings, trim, doors, railings.
- Prep. Washing, scraping, patching, caulking, sanding and priming, as applicable.
- Products. Brand, product line and sheen for each surface.
- Coats. A number, not "as needed."
- Colors. Listed by brand, name and code, or a date by which you will choose.
- Schedule. A start window and an expected duration.
- Protection and cleanup. What gets covered, moved and cleaned daily.
- Warranty. Length, coverage and how to make a claim. See how to read a painting warranty.
- Older-home items. For pre-1978 homes, lead-safe practices and the Renovate Right pamphlet timing.
Payments, and why lien waivers matter in Colorado
A sensible payment schedule ties money to progress: a modest deposit, then payments at milestones or completion. Be wary of paying most of the price before work begins.
Colorado's mechanics' lien statute (C.R.S. 38-22) lets contractors, subcontractors, suppliers and laborers who improved a property file a lien against it if they are not paid. A few points from the statute as summarized by Levelset:
- Most claimants must file within 4 months after last providing labor or materials (C.R.S. 38-22-109(5)).
- A notice of intent must be served at least 10 days before the lien is filed (C.R.S. 38-22-109(3)).
- For owner-occupied single-family homes, an owner who has paid the amounts owed has an affirmative defense against enforcement (C.R.S. 38-22-102(3.5)).
A lien waiver is the painter's (or supplier's) signed acknowledgment that they have been paid for a stage of the work and give up lien rights for that amount. Collecting one with each payment documents that you paid. This is general information, not legal advice; for a large project, a short call with a real estate attorney is cheap insurance.
Change orders
Rooms get added, rotted trim turns up, colors change. The contract should say changes are written, priced and signed before the extra work is done. That one sentence prevents most end-of-job disputes.
Before you sign
- Confirm the insurance certificate came from the insurer or agent.
- Check that the quote and the contract describe the same job.
- Run the painter through the vetting checklist.
Voice answer: should I pay a painter up front?
A modest deposit is common. Paying most of the price before work starts is a risk. Tie payments to progress and collect a lien waiver with each one.