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Understanding Change Orders in Remodeling

What a change order really is (and why it matters)

Hi, I’m Matt Morton. After 15+ years in the trades and running Craftsworth Construction, I’ve learned that change orders aren’t a mystery—they’re a normal part of remodeling. A change order is a written amendment to the original contract that documents any change to scope, cost, or schedule. They protect both you and your contractor by keeping everything clear and agreed upon.

Why change orders pop up

There are three common reasons: unforeseen conditions, homeowner-driven changes, and regulatory or permit issues. In Chester County and Delaware County homes—many of which are older—you’ll often run into hidden things once demo begins: rotten framing, knob-and-tube wiring, cast-iron drains, or plaster that won’t come down cleanly. Those discoveries force decisions, and decisions create change orders.

Practical ways to prevent costly surprises

Prevention is the best strategy. Here are actionable steps you can take before and during the project to minimize change orders and keep surprises manageable.

• Finalize your selections early. Cabinets, countertops, tile, and plumbing fixtures should be chosen before demo whenever possible. Allowances are fine, but the more specific you are, the less room there is for price swings.
• Do a pre-demo exploratory inspection. Ask your contractor for a focused scope of demo or a small exploratory opening in critical areas to reveal conditions behind walls or under floors before committing to finishes.
• Build a contingency into your budget. I recommend 10–20% depending on the age of the house. Older Chester/Delco properties usually land toward the higher end.
• Get structural and MEP (mechanical/electrical/plumbing) checks early. If you suspect layout changes, have a structural engineer or electrician inspect before you finalize the layout.
• Put everything in writing up front. A detailed scope with drawings, material brands, and allowances reduces interpretation differences later.

How to evaluate a change order

When a change order arrives, don’t sign it blindly. Use this checklist to evaluate it quickly and fairly.

1. Is it itemized? Costs should show material, labor, permit fees, and any subcontractor charges separately.
2. Does it state the schedule impact? A change that adds work should also show how many days or weeks it adds to the project.
3. Is there a reason/cause listed? The order should explain why the change is needed—unforeseen condition, owner request, code update, etc.
4. Does it reference the original contract? A good change order ties back to the contract section being modified.
5. Is approval required? Make sure there’s space for both contractor and homeowner signatures and a date.

Negotiating and prioritizing changes

Not every change order needs to be accepted immediately. When costs climb, prioritize fixes that are structural or code-related first—these are non-negotiable for safety and permitting in Pennsylvania. Cosmetic upgrades can be postponed if necessary.

If a proposed change order seems high, ask for options. For example, if a rotten sill needs replacement, there may be different solutions: full replacement, sistering a joist, or temporary patching until a larger remodel. I always walk homeowners through alternatives so they can choose based on budget and long-term plans.

Timing and emergency situations

Sometimes an emergency fix is needed immediately to keep the job going safely—like shutting off a water main or bracing a compromised beam. In those cases I’ll get verbal approval by phone and follow up with a written change order within 24–48 hours. That process should be agreed to in your contract so there’s no confusion later.

Record keeping and tracking

Keep copies of every change order and tie them to invoices and draws. I recommend a simple spreadsheet listing the change order number, description, cost, date approved, and expected schedule impact. This makes final invoicing clean and helps you reconcile what was budgeted versus what was spent.

Permits and inspections in Chester/Delaware County

In this area, even small scope changes can require revised permits with township building departments. If a change affects structural, electrical, or plumbing work, it may require updated plans and additional inspections. Make sure your contractor knows local permitting practices—at Craftsworth Construction we manage permit revisions so you don’t get hit with penalties or rework.

What to expect from a trusted contractor

A reliable contractor will:

• Explain the cause of the change and present options
• Provide an itemized, written change order with time impacts
• Discuss budget mitigation strategies when possible
• Handle permit updates if the change triggers them
• Keep communication transparent so surprises are minimized

Closing advice

Change orders aren’t a sign of a bad project—they’re a sign that something new was discovered or a new choice was made. The goal is to manage them predictably. With clear contracts, early decisions, realistic contingencies, and open communication, you’ll reduce stress and stay in control of your remodel.

If you’re planning a kitchen, bath, or basement remodel in Chester County or Delaware County and want a contractor who explains change orders up front, feel free to reach out. I’ll walk you through what to expect and how we document every decision so there are no surprises.

— Matt Morton, Craftsworth Construction