Short answer: when we open a wall, floor, or ceiling and find something the plan didn’t cover, we stop that part of the work, bring you in to see it, and lay out your options before anything else happens. Nothing gets added to your job until you choose, and the change is written up before we touch it. Oregon’s Construction Contractors Board recommends exactly that: every change to a contract in writing, signed by both the contractor and the homeowner.
Why remodels uncover surprises
An estimate is written from what anyone can see before demolition. What’s behind the tile, under the subfloor, or inside a wall only shows up once it’s opened. In Portland houses, one surprise we see more than anyone likes is rot behind old showers and tile, where water has been finding its way in for years.
None of that means the estimate was wrong. It means the house had a problem nobody could see yet. What matters is what your contractor does next.
What happens on a K&H job, step by step
We stop and document
That part of the work pauses. Everything we open gets photographed, so you see exactly what we see.
You come and look
One of our owners manages every project. The owner managing yours walks you through what we found and what it means for the house.
You get options
We present the ways to move forward and what each one changes.
The change goes in writing
Whatever you choose is itemized in writing before we touch it: what changes, what it costs, and how it affects the schedule.
Work resumes
Once you’ve signed off, the work picks back up and you get an updated schedule.
What a change order is, and what it should include
A change order is a written change to your contract’s scope, price, or schedule. The Oregon CCB recommends that all agreements, including all changes, be in writing, and that changes happen only through written change orders signed by both the contractor and the homeowner. A fair change order tells you:
- ✓ What changes — the work being added, removed, or done differently, in plain terms
- ✓ Why — what was found, ideally with photos
- ✓ The price difference — itemized, so you can see where the number comes from
- ✓ The schedule effect — days added, if any
- ✓ Both signatures — before the work starts, not after
A change order isn’t always more money. Dropping part of the scope, or swapping to a simpler finish, can reduce the price.
Allowances are not change orders
Some contracts include allowances: a budgeted amount for items you haven’t picked yet, like light fixtures, plumbing fixtures, or appliances. The CCB suggests your contract list each allowance item and its budgeted amount. If you later choose a faucet that costs more than its allowance, the difference is an allowance adjustment, not a surprise. Ask any contractor which items in your estimate are allowances and how much each one is. Comparing more than one bid? Line the allowances up item by item, as in how to compare remodeling estimates.
How to keep surprises small
- ✓ Get a line-item estimate, so a change can be priced against real line items instead of a lump sum.
- ✓ Ask what the contractor checked before bidding — moisture around showers and windows, visible framing, the age of the plumbing and wiring.
- ✓ Keep a contingency in your own budget for an older house. Ask your contractor what they’d plan for on a house like yours.
- ✓ Ask how hidden conditions are handled before you sign. “We’ll stop, show you, and give you options in writing” is the answer you want.
Questions homeowners ask
Will you do extra work without asking me first?
No. When something beyond the plan turns up, we stop that part of the job, show you, and present your options. Added work is itemized in writing before we touch it.
Is a change order always more money?
No. It’s any written change to scope, price, or schedule. Removing work or choosing a simpler option can lower the price.
Will insurance cover what you find?
Sometimes. Damage from a sudden, covered water event may be covered; slow leaks and long-term moisture are often treated as maintenance. Every policy differs. If you’re mid-claim, see how we work on insurance rebuilds.
Planning a remodel in an older Portland house?
Ask us how we’d handle what’s behind your walls. Free consultation and a line-item estimate.
Related: how to choose a general contractor in Portland · kitchen remodeling · bathroom remodeling · whole-home remodeling.
Source: Oregon Construction Contractors Board, Consumer Tools (retrieved October 28, 2026).
