In Pennsylvania, a home improvement contract over $500 has to be in writing, signed by you and the contractor, and include the contractor’s state registration number, approximate start and completion dates, a description of the work and materials, the total price, the amount of the contractor’s liability insurance, and a notice that you can cancel within three business days. Those rules come from the Home Improvement Consumer Protection Act, 73 P.S. 517.1 et seq. If a contract leaves out a required item, the law says it is not valid or enforceable against the homeowner. This post is general information to help you read a contract, not legal advice.
What is the Home Improvement Consumer Protection Act?
The Home Improvement Consumer Protection Act, often called HICPA or Act 132 of 2008, sets the ground rules for contractors who work on private homes in Pennsylvania. It covers repair, replacement, remodeling and installation work on or next to your house when the total agreed price is more than $500. Roofing, siding, gutters, windows and doors all qualify.
The law requires contractors to register with the Office of Attorney General, spells out what a written contract must contain, and lists prohibited practices, including deposit limits.
Does my contractor have to be registered in Pennsylvania?
Yes, with narrow exceptions. Anyone who performs at least $5,000 of home improvement work a year must register with the Attorney General’s Bureau of Consumer Protection before offering or doing the work. Very large retailers fall under separate rules. Registrations last two years and have to be renewed.
A registered contractor gets a number that starts with “PA,” and that number must appear on every contract, estimate, proposal and advertisement. Bella Construction’s registration is PA Contractor #PA050898, and you will find it on our estimates and contracts.
What must a home improvement contract include?
Section 517.7 lists the items a contract needs to be valid and enforceable against the owner. In plain terms, the contract must:
- Be in writing, legible, and show the contractor’s registration number
- Be signed by you and by the contractor or its salesperson
- Contain the entire agreement, including copies of any required notices
- Show the date of the transaction
- Give the contractor’s name, address and phone number (a post office box alone does not count as an address)
- State the approximate starting date and completion date
- Describe the work, the materials and the specifications, which cannot change without a written change order signed by you and the contractor
- State the total price, or a time and materials provision that meets the statute
- List the down payment and any amount for special order materials separately
- Name any subcontractors known at signing, with their addresses and phone numbers
- Show liability insurance of at least $50,000 for personal injury and $50,000 for property damage, with the current coverage amount
- Include the state’s toll free number for checking contractor registration
- Include a notice of your right to rescind
The contractor also has to hand you a completed copy of the contract, with all notices, at no charge when you sign.
On a roof or siding job, the description of work is where details matter most. A good contract names the product line and color, says whether it is a full tear off, and lists underlayment, flashing, ventilation and cleanup. Our guide on how to read a roofing estimate walks through those line items.
How does the three day right to cancel work?
The law lets you rescind a home improvement contract without penalty within three business days of signing, no matter where you signed it. The contract has to include a written notice explaining this right.
The Attorney General’s office notes that a contractor must provide the cancellation notice exactly as the law words it. If it is missing, the contract may be voidable even after the three days pass. If you cancel, do it in writing and keep a copy.
How much of a deposit can a contractor take?
The statute as amended and published by the Attorney General limits deposits on contracts with a total price of more than $5,000. On those jobs, a contractor cannot take more than one third of the contract price, or one third plus the cost of special order materials listed in the contract. The down payment and the special order amount must be shown separately. A contractor also cannot demand or accept payment before the contract is signed.
Here is how that works on a typical job:
| Contract total | Maximum deposit (no special order items) |
|---|---|
| $9,000 siding repair | $3,000 |
| $16,500 roof replacement | $5,500 |
| $24,000 roof and gutters | $8,000 |
Special order materials are items that are not stock, such as custom sized windows or a specific entry door built to order. Calling a stock item special order to collect more money up front is a violation.
The law also protects your deposit if a job never starts. If more than 45 days have passed since the start date in the contract and no substantial portion of the work has been done, you can request a refund in writing by certified mail, and the contractor must return the money within ten days.
What makes a Pennsylvania home improvement contract unenforceable?
Under section 517.7, a contract that does not meet the listed requirements is not valid or enforceable against the homeowner. A missing registration number, no signature, no start and completion dates, no total price or no rescission notice can each be enough. That protection runs in your favor, although a court may still require you to pay the fair value of work actually performed.
Some HICPA violations go further and count as home improvement fraud, which is a crime. Examples include taking a deposit and never doing the work, or misrepresenting an item as special order material. If you think a contractor has crossed that line, contact the Bureau of Consumer Protection or a private attorney.
How do I verify a contractor’s registration?
Start with the number on the estimate. The Attorney General’s office runs an online search tool called Verify a Contractor’s HICPA Registration, which you can reach from the Pennsylvania Office of Attorney General website. You can also call the consumer protection helpline at 1 888 520 6680.
Confirm the business name matches your contract and the registration is current. Our article on how to compare roofing companies in Pittsburgh covers insurance certificates, manufacturer credentials and local references. After a November windstorm, also read our take on a storm chaser vs a local roofer, since out of town crews are the ones most likely to skip registration.
Frequently Asked Questions
Does HICPA apply to small repairs?
The law covers home improvement work when the total agreed price is more than $500. A small gutter repair under that amount may fall outside it. Anything larger, including most roof repairs and every replacement, should come with a written contract.
Can a contractor start work before I sign?
A contractor cannot demand or receive payment before the contract is signed. Get the written contract first. That protects you on price, scope and timing.
Is a registration number the same as a license?
No. Pennsylvania has no statewide license for general home improvement contractors. Registration confirms the business filed with the state and carries the required insurance. It does not grade quality.
What if the job price changes partway through?
Changes to the work, materials or specifications need a written change order signed by you and the contractor. On a roof, that often covers rotted decking found after tear off. Ask for the change order before the extra work is done.
Is this legal advice?
No. This is general information based on the statute and Attorney General guidance. For a dispute or a specific contract question, talk with a Pennsylvania attorney or the Bureau of Consumer Protection.
Bella Construction has served the Pittsburgh area since 1995, and every contract we write carries our registration number, clear specifications and the cancellation notice the law requires. Call Bella at (724) 515 5163 for a free inspection or estimate, or start with our roofing services page. Fall schedules fill quickly before winter, so it pays to get your paperwork in order now.