Civil Litigation
Contractor & Home Improvement Disputes — Homeowner's Guide
Last updated February 2026
6 min read
You hired a contractor to renovate your kitchen, build a deck, or finish your basement. They took your money and disappeared, did half the work and stopped, or the finished product is falling apart. This is one of the most common consumer complaints in Pennsylvania. Here's what the law gives you to fight back.
Pennsylvania's HICPA is the strongest tool homeowners have. Key protections include:
Contractor registration is required. Any contractor performing home improvement work over $500 must be registered with the Pennsylvania Attorney General's office. Unregistered contractors face criminal penalties and cannot file mechanic's liens against your property.
Written contract required for work over $500. The contract must include the contractor's registration number, a description of work, total price, start and completion dates, and a notice of the homeowner's right to cancel within three business days.
Deposit limits. A contractor cannot demand more than one-third of the contract price as a deposit before work begins.
Remedies for violations. Homeowners who prove HICPA violations may recover up to treble (triple) damages plus reasonable attorney's fees. This makes even smaller claims worth pursuing — a $10,000 dispute can yield a $30,000+ judgment.
The UTPCPL applies alongside HICPA. Deceptive contractor practices — misrepresenting qualifications, using bait-and-switch pricing, failing to disclose material facts — are actionable under this statute. Remedies also include treble damages and attorney's fees.
1. Document everything. Photos of defective work (with timestamps), text messages and emails, copies of payments (canceled checks, credit card statements, Venmo/Zelle records), and the contract. Do this before you confront the contractor — evidence disappears.
2. Send a written demand letter. Describe the problem, state what you want (completion, repair, or refund), and set a specific deadline (14–30 days is reasonable). Send it by certified mail with return receipt. A demand letter is not legally required before suit, but it's strong evidence of good faith.
3. Check their registration. Search the PA Attorney General's contractor registration database online. If the contractor is unregistered, this is a separate HICPA violation and strengthens your case significantly.
4. File a complaint. The PA Attorney General's Bureau of Consumer Protection accepts complaints online. This creates a record and may trigger investigation.
5. Get repair estimates. Hire another licensed contractor to evaluate the work and provide a written estimate to complete or repair it. This establishes your damages.
Claims under $12,000: File at your local Magisterial District Court (small claims). No attorney required, filing fees are minimal, and hearings are scheduled within weeks. See our MDJ guide.
Claims over $12,000: File in the Court of Common Pleas. An attorney is strongly recommended. You can bring breach of contract, HICPA, and UTPCPL claims together — and the treble damages and attorney's fee provisions make it economically viable.
Statute of limitations: Breach of a written contract must be filed within 4 years. Fraud claims have a 2-year statute. UTPCPL claims have a 6-year statute. Don't wait.
Sometimes a contractor you've fired or refused to pay files a mechanic's lien against your home under 49 P.S. § 1101 et seq. This clouds your title and can block a sale or refinance. Your options:
Petition to strike. If the lien is technically defective — wrong property description, filed late (must be filed within 6 months of last work), or filed by an unregistered contractor — you can petition the court to strike it.
Bond to discharge. Under 49 P.S. § 1510, you can post a bond equal to 150% of the lien amount to remove it from your property. The dispute then shifts to the bond rather than your home.
Counterclaim. If the contractor's work was defective, your counterclaim for damages may exceed the lien amount.
Cost to complete or repair: What it costs to hire someone else to finish or fix the work.
Treble damages: Up to three times actual damages under HICPA or UTPCPL.
Attorney's fees: Recoverable under both HICPA and UTPCPL — meaning the contractor may end up paying your lawyer.
Incidental damages: Temporary housing costs if your home was uninhabitable, storage fees, lost rental income.
Before hiring any contractor, verify their PA registration, ask for proof of insurance (general liability and workers' compensation), get at least three written bids, and demand a detailed written contract. The contract should specify: exact scope of work, materials to be used, total price with payment schedule, start and completion dates, change order procedures, warranty terms, and the contractor's registration number.
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