What Should Be in a Painting and Decorating Contract

Why a contract is not optional

A handshake and a text message are not a contract. In the context of a London decorating project — where the value of the work may be anywhere from £3,000 to £60,000 or more — the absence of a proper written agreement is an unnecessary risk for both parties. A well-drafted contract protects you if the work falls short. It protects the decorator if the scope changes or payment is delayed. More often than not, it prevents disputes from arising at all, because it removes ambiguity before the brushes come out.

Schedule of works

The schedule of works is the backbone of any decorating contract. It should describe, room by room and surface by surface, exactly what work will be carried out. A robust schedule specifies:

• Which rooms and areas are included and which are explicitly excluded
• What surfaces will be treated (walls, ceilings, woodwork, metalwork, radiators)
• What preparation is required (washing down, sanding, spot-filling, full lining paper, skim coat)
• The sequence of operations — preparation before priming, priming before finishing coats
• The number of coats to be applied to each surface

Vague language like "redecorate bedroom" is inadequate. "Wash down walls and ceiling, fill all hairline cracks with Toupret Interior Filler, apply one coat Zinsser Bulls Eye 1-2-3 sealer, apply two coats Little Greene Intelligent Matt in agreed colour to walls and ceiling" is not.

Product specification

Every paint product used on your property should be named in the contract. This matters for several reasons. First, it allows you to verify on delivery that the correct products have arrived on site. Second, it gives you a record for future maintenance — you will want to know exactly what is on the walls when you repaint in five years. Third, it prevents unannounced substitution of premium products for cheaper alternatives after the quote is signed.

The specification should include: manufacturer, product name, finish (matt, eggshell, gloss, satinwood), and colour reference. For specialist finishes — limewash, mineral paint, oil-based gloss on heritage joinery — the specification should also note any primer or preparation product required.

Payment terms

A professional payment schedule reflects the cash flow requirements of the job without exposing the client to undue risk. A typical structure for a mid-sized project:

• Deposit on contract signing: 25–30%, to secure the start date and cover initial materials
• Interim payment at agreed milestone: 35–40%, typically at practical completion of preparation or at the halfway point
• Final balance on practical completion: the remainder, payable once the client has inspected and signed off

Be cautious of contracts requiring more than 50% upfront. Be equally cautious of contracts with no deposit — a decorator who does not require commitment from you may not be providing it themselves. Payment should be triggered by defined milestones, not by dates alone, so that a delayed start does not result in early payment.

Variation clauses

No project of any complexity proceeds without variation. You decide to add a room. The decorator finds a significant damp patch behind the wallpaper that changes the scope of preparation. The specified paint colour is discontinued and a substitute must be agreed.

A good contract includes a variation clause that sets out:

• How variations are authorised (in writing, by a named person on each side)
• How additional costs are calculated (day rate, or agreed fixed price per additional item)
• How the programme is affected by variations

Without this clause, every change becomes a negotiation without a framework, and disputes about who agreed to what become inevitable.

Practical completion and snagging

The contract should define what "completion" means and how it is assessed. In practice, this usually means a joint inspection by the client and the decorator, with any snagging items — missed patches, paint on hardware, areas needing an additional coat — listed in writing. A reasonable snagging period is typically five to ten working days after practical completion.

Retention — holding back a small percentage of the final payment until snagging is resolved — is reasonable on larger projects. For smaller domestic jobs, a prompt snagging process is usually more practical than a formal retention.

Dispute resolution

Most decorating disputes never reach a solicitor, but the contract should provide a clear path if they do. This typically means:

• Mediation first: many trade associations including the PDA offer conciliation services for members
• Jurisdiction: English law and the courts of England and Wales
• Nominated escalation contact: particularly relevant on larger projects where site management changes hands

What a contract cannot do

A contract is a framework, not a guarantee. The quality of work depends on the competence and care of the people doing it. A strong contract protects you after things go wrong. Careful selection — qualifications checked, insurance verified, references followed up — is what prevents them from going wrong in the first place.

Start with a contractor you can trust

Our contracts are written in plain English and we welcome your questions about any clause. Request a detailed written quote or contact us to discuss your project in Belgravia, Chelsea, Knightsbridge or the wider London area.