What the owner may assume
The price includes debris removal, adhesives, grout, waterproofing, sanitary ware, VAT, small repairs and a workmanship guarantee.
Private Contractor Agreement: Why It's Necessary and What It Should Include
When an owner commissions the renovation of a bathroom, the agreement is often made verbally: "so much money, so many days, all in". This may seem simple and quick, but in practice it leaves many points open.
What exactly is included in the price? Who buys the materials? What if the project is delayed? Who is responsible if a leak occurs after delivery? What if the owner changes his mind in the middle of the job? When is the deposit paid? When is the work considered delivered?
These questions should not be answered "on the fly". They must be agreed in writing.
The private agreement with the contractor or engineering firm is the document that clarifies the scope, cost, schedule, obligations and responsibilities of each party.
Not every small task needs to become a complex legal contract. But for a complete bathroom renovation, especially when the cost is several thousand euros, a clear agreement protects both the owner and the professional.
1. Why an Oral Agreement Is Not Enough
The verbal agreement has one basic problem: when everything goes well, nobody remembers it. But when a disagreement arises, each may remember different things.
What the contractor may assume
The deal covers only basic labor, specific tasks and days, without contingencies, extra materials or layout changes.
If these are not written down, disagreement is almost inevitable.
An agreement is not a sign of distrust. It is a pure collaboration tool.
2. What is a Private Agreement
A private agreement is a written deal between two or more parties. In a bathroom renovation, its role is to lock down who undertakes what, at what price and under which rules.
It does not replace permits, insurance obligations, documents or technical studies where required. Completes and organizes them.
Who the parties are
The owner, the contractor, the technical company or the professional undertaking the work.
What work is being done
The agreement defines the project, the location and the exact technical scope.
How much it costs
It states the price, what is included, what is excluded and how payment will happen.
When and under what terms
It sets the start, delivery, stages, delays, guarantees and dispute rules.
3. When Is It Necessary?
A private agreement is always good to have when the project goes beyond a minor repair.
It becomes especially important when the project carries enough technical, financial or organizational weight that a misunderstanding can become expensive.
For a simple tap change or minor repair, a full contract may be overkill. However, for a project of €3,000, €5,000 or €8,000, the written agreement is basic protection.
Full renovation scope
Many stages and multiple technical trades are involved.
Meaningful budget
The bigger the budget, the bigger the need for clear terms.
Many crews or purchased materials
Plumbing, electrical, tiling and contractor-supplied materials need role clarity.
Advance payments and deadlines
Deposits, staged payments and promised delivery dates must be written down.
Occupied home or apartment building
Shared spaces, noise and day-to-day disruption need explicit rules.
Permits or contingencies
Administrative obligations and hidden-risk items make a written agreement essential.
4. Details of the Contractors
The agreement must clearly state who is signing.
Owner details
Full name, VAT number, tax office, home address, contact details and status as owner or legal representative.
Contractor or company details
Name or company name, VAT number, tax office, registered seat, contact details, legal representative and professional status.
If the property has more than one owner, it must be clear who is signing and with what authority.
5. Description of the Project
The most important part of the contract is the project description.
It is not enough to write:
Bathroom renovation.
It must describe specifically what will be done.
Demolition and removal
Old tiles, sanitary ware and debris removal should be written explicitly.
Infrastructure work
Plumbing, drainage, drain trap, electrical changes and substrate preparation must be named.
Waterproofing and finishes
Cement base, slopes, waterproofing, tiling and grouting belong in the scope.
Final installation
Fixtures, vanity, taps, shower enclosure and final cleaning should all appear clearly.
The more detailed the description, the less room for misunderstanding there is.
6. What's Included and What's Not Included
A proper agreement should clearly distinguish the inclusions and exclusions.
Exceptions are not a negative thing. Instead, they make the deal cleaner.
State what is included
Labor, infrastructure materials, adhesives, grout, piping, drain trap, electrical items, waterproofing, debris removal, VAT, material transport and any capped sanitary-ware allowance.
State what is not included
Client-choice tiles, shower enclosure, lighting, accessories, special constructions, hidden-damage contingencies, permits, insurance charges if not agreed and extra work outside scope.
7. Budget and Final Price
The agreement must state the financial object clearly.
It must clarify:
Total amount
The agreement should state clearly what the final contract price actually is.
Whether VAT is included
A price without a clear VAT reference is one of the easiest ways to create confusion later.
Whether materials are included
It should be obvious whether the deal covers labor only or full supply and installation.
Whether insurance contributions are included
Where relevant, insurance-related charges should never be left vague.
Whether debris removal is included
Waste removal and cleanup should be named explicitly, not assumed.
Whether capped allowances exist for materials
This tells the client what quality and budget level has actually been priced.
Whether unit prices exist for extra work
That makes it easier to price additions cleanly when the scope changes.
For example, it is better to write:
The price includes sanitary items up to €900 including VAT.
despite:
The price includes toiletries.
The second sentence is vague and may lead to disagreement.
8. Payment Schedule
The agreement must state when each amount is paid.
A simple payment structure might look like this:
Deposit on signing
A reasonable deposit can cover mobilization and the first material purchases.
Second payment after the infrastructure stage
The next installment can be tied to demolition and core plumbing or electrical progress.
Third payment after tiling
An intermediate payment makes sense once a major part of the visible work is complete.
Final payment at handover
The last amount should ideally be linked to inspection, observations, and formal delivery.
Advance payment is normal, especially if the contractor is purchasing materials. But it must be logical and connected to the object.
It is not right that the owner has almost paid for the entire project before it is completed. Nor is it right for the contractor to finance the entire project without payments at intermediate stages.
Balance protects both sides.
9. Project Schedule
The agreement should state at least the following:
Start date
It should be clear when the project truly begins, not just when the parties “agreed in principle”.
Estimated duration
The overall time frame helps both sides organize expectations and obligations.
Completion date
A specific delivery target limits vague promises and open-ended timing.
Intermediate stages
Milestones make it easier to understand what should be complete at each phase.
What happens if delays occur
The agreement should define in advance how delays are handled.
Which delays do not fall on the contractor
This separates true contractor fault from outside causes.
For example, there may be a delay because:
Tiles arrive late
Material supply delays can alter the pace of the project without contractor fault.
The client changes materials
New choices often create waiting time, redesign, or fresh ordering.
Hidden moisture is discovered
A technical issue uncovered after demolition can easily shift the schedule.
Additional plumbing work becomes necessary
If the existing network is worse than expected, timing changes immediately.
There is no access to the property
Keys, access hours, or building restrictions can block progress.
An apartment-building issue arises
Shared-area rules, elevator restrictions, or neighbor complaints can slow the works down.
The schedule must be realistic. He should not promise impossible dates just to close the deal.
10. Delay Clauses
A delay clause is an amount or consequence agreed upon if the project is unreasonably delayed.
It is not always necessary on small projects, but it can make sense when there are concrete reasons for timing pressure:
Strict deadline
The works must be delivered within a defined time window.
Occupied home
A major delay directly affects the day-to-day life of the people living there.
Need for delivery before a specific date
For example, before moving in, hosting guests, or another fixed commitment.
Impact on rental or business use
A delayed project may mean immediate financial loss for the owner.
High cost of delay
The more serious the consequences of delay, the more reasonable a clause becomes.
The clause must be reasonable and mutually fair.
For example, it is not appropriate to impose a clause for a delay due to the client, such as a delay in selecting materials or changes in the middle of the project.
A sound clause should distinguish clearly between different causes of delay:
Delay caused by the contractor
This is where a consequence may make sense if the contractor is unjustifiably failing to keep schedule.
Delay caused by unforeseen problems
Technical issues that could not reasonably be predicted should be treated differently.
Delay caused by the client
Changes, late approvals, or material decisions by the client should not be charged to the contractor.
Delay caused by force majeure
Extraordinary events outside both parties’ control need separate treatment.
11. Changes and Additional Work
Changes may occur in any renovation. The important thing is to have a process.
The agreement must state that no additional work is performed without prior notification and approval of the owner.
For example:
A rotten pipe is discovered
A hidden defect may create a real technical need that was never priced in the original scope.
Additional plastering is needed
The actual condition of the space often reveals extra work that was not visible at the start.
The client wants different tiles
A material change can affect both cost and timing.
The sink position changes
That kind of move may require new plumbing work or different preparation.
Extra lighting is requested
Any added electrical scope should be approved separately.
A shower enclosure is added later
New equipment changes both procurement and installation scope.
In these cases there must be a written agreement to:
What exactly changes
The added work should be described clearly, not vaguely.
How much it costs
The extra cost should be agreed before the work is performed.
How it affects the schedule
Any scope change may shift delivery and that needs to be recorded.
Who approves it
There should be a clear approval point so no one disputes it afterward.
This avoids the classic problem: "I thought it was included in the price".
12. Workmanship Warranties
The agreement must state whether a work guarantee is provided and what it covers.
For example, it may cover the following:
Leaks from project-made connections
If the leak comes from a connection installed during the renovation, that should be covered.
Tile detachment due to poor installation
The warranty should include obvious failures of application.
Joint problems caused by poor execution
Defects in workmanship should not be left outside responsibility.
Faulty sanitary-ware installation
If the failure comes from the installation itself, the agreement should say that clearly.
Workmanship defects
Any problem directly caused by bad execution should be stated explicitly.
But it must also be clarified what is not covered.
Usually, however, the following are not covered:
Damage caused by misuse
Misuse by the owner or third parties cannot reasonably fall on the contractor.
Material wear over time
Normal aging is not the same thing as poor workmanship.
Defective products covered by manufacturer warranty
In that case, responsibility usually shifts to the manufacturer or supplier.
Problems from old installations that were not replaced
If something remained in place, it should not automatically be treated as part of the contractor’s warranty.
Work done by third parties after delivery
Later interventions by other crews can break the original chain of responsibility.
Moisture from an external cause
Problems coming from a neighboring apartment or outside source are usually outside the renovation scope.
The warranty must be specific, not a general phrase "has a warranty".
13. Project Receipt
The agreement must state when the work is deemed to have been delivered.
Ideally, at the end there is a check with the owner and any comments are recorded.
For example:
Drainage works properly
The water should flow correctly and the bathroom should not hold standing water.
No visible leaks
Connections and fittings should be checked before the project is accepted.
Fixtures operate correctly
Taps, mixer controls and basic functions should work as expected.
Toilet and enclosure are properly installed
Sanitary fixtures should feel stable, aligned and fully usable.
Joints and finishes are complete
The project should not be considered finished if obvious finishing work is missing.
The space is handed over clean
Final delivery should include debris removal and a usable, orderly bathroom.
If there are minor backlogs, they can be listed and a recovery time agreed upon.
This protects both the owner and the contractor.
14. Responsibility for Permits, EFKA and Documents
The agreement should clarify who is responsible for matters that are not purely technical but affect the legality of the project.
For example:
Whether a Small-Scale Works Permit is required
The administrative side should be settled before work begins, not after.
Whether the project must be declared to EFKA
Insurance-related obligations should be identified from the start.
Who handles insurance contributions
The agreement should clearly assign this cost and responsibility.
Who issues the official documents
The commercial and tax side of the project should not stay vague.
Whether the price includes VAT
The tax treatment must be written explicitly, not assumed.
Whether subcontractors or third-party staff are involved
The presence of outside crews changes how responsibility is shared.
These should be agreed before the project begins, not when an audit or dispute arises.
15. Protection of Shared Areas and Neighbors
In apartment buildings, a bathroom renovation does not affect only the apartment itself. There are also common areas, the elevator, the entrance, the corridors and the neighbors.
The agreement should state:
Protection of common areas
Entrances, corridors and shared routes should be protected from dirt and damage.
Working hours
The allowed schedule should be clear so the project does not create avoidable conflict.
How debris will be transported
The removal route and method should be agreed before demolition starts.
Elevator use
If the lift will be used, the conditions and protective measures should be stated.
Corridor cleaning
Daily cleanliness should be part of the agreement, not an afterthought.
Liability for common-area damage
If something is damaged outside the apartment, responsibility should already be defined.
Compliance with building rules
The renovation should adapt to the building’s regulations and quiet hours.
A project can be done technically correctly but create tension with the apartment building if it is not properly organized.
16. What Happens in Case of Dispute
The agreement should provide for how disputes are handled.
It doesn't have to be aggressive or complicated. There just needs to be a basic process.
For example:
Written notice first
The issue should be raised formally, not only through verbal complaints.
A meeting to resolve it
Both parties should have a defined step for discussion before the conflict escalates.
A record of outstanding issues
The pending items should be written down so the discussion stays concrete.
A correction deadline
The agreement should allow a reasonable period for repairs or completion.
Recourse to legal action if needed
If the issue is not resolved, the next formal step should already be acknowledged.
When there is an agreement, the dispute is not based on memories and verbal promises. It is based on what has been signed.
17. Table: What the Agreement Must Include
| Section | What it should state |
|---|---|
| Parties | Owner, contractor, VAT number, contact information. |
| Project description | In detail what work will be done. |
| Included items | Labour, materials, debris removal, VAT, equipment. |
| Exclusions | What is not included in the price. |
| Cost | Total amount, VAT, material limits, additional work prices. |
| Payments | Down payment, interim payments, final payment. |
| Schedule | Start, duration, delivery, stages. |
| Delay clauses | What applies in case of unjustified delay. |
| Changes | How additional work is approved. |
| Guarantees | What is covered and for how long. |
| Permits / EFKA | Who undertakes procedures and contributions where required. |
| Project receipt | When the project is considered complete. |
| Dispute handling | The process for resolving problems. |
18. Example of Clauses That May Exist
Below are examples of wording to help make the agreement clearer. They are not a legal model and must be adapted to each case.
For additional tasks
> Any additional work not included in this agreement will be performed only after prior notification and written approval of the owner as to cost and time of execution.
For material changes
> If the owner chooses materials of a different class or higher cost than those calculated, the difference is charged to the owner and approved before purchase.
For delay
> The agreed delivery date can be changed in case of material delay, additional work, unforeseen technical problems or changes requested by the owner.
For warranty
> The contractor is responsible for defects due to his own work that occur within the agreed warranty period, subject to normal wear and tear, misuse or problems from old installations that have not been replaced.
For pickup
> Upon completion of the work, an inspection is carried out by both parties. Any observations are recorded and a reasonable recovery time is agreed.
19. What Not to Sign Without Clarification
Beware of contracts or offers that have general phrases without analysis.
For example:
"All inclusive"
If it is not broken down, you still do not know what is actually included in the price.
"Complete renovation"
The phrase sounds reassuring, but without a scope list it remains vague.
"Good-quality materials"
Without a category, brand or budget level, the wording protects no one.
"Delivery soon"
A real agreement needs a date or a defined time frame, not a loose promise.
"Workmanship warranty"
It should spell out what is covered, for how long and under which exclusions.
"Wherever needed"
This wording creates room for scope disputes and surprise charges.
"No unforeseen issues"
In construction, that only makes sense if the agreement defines the limits clearly.
"Price to be agreed"
If there is no pricing method, the most sensitive point remains open.
These phrases are not necessarily bad, but they need to be explained.
If something is unclear, ask for it to be spelled out clearly before signing.
20. Do I need a Visa or a Digital Certificate?
Today there are digital procedures for the certification of private agreements via gov.gr, while for professional and technical projects there may be obligations to submit or register with the AADE, depending on the case, the amount and the status of the parties.
For the owner, the practical conclusion is:
Keep the agreement in writing
A project of this scale should never rely only on spoken promises.
Have both parties sign it
The document should bind both sides clearly and formally.
Ask for official documents
The technical agreement should also be backed by proper tax documentation.
Check with an accountant about AADE filing
Depending on the amount and the contractor type, a filing obligation may exist.
Consider digital certification
If you want stronger proof of the date and signatures, it can provide extra security.
The process is not the same for every case. Especially when the contractor is a professional or a company, it is good to have an audit.
💡 The Engineer's Advice
Do not start a full bathroom renovation with only a verbal agreement. Even when there is trust, a written contract protects both sides. It should clearly state what is included, what is excluded, how much it costs, when it is paid, when it is delivered and what happens if extra work appears. Pay particular attention to warranties, contingencies, VAT, documentation, debris removal and insurance obligations. The best agreement is not the one with the most legal language. It is the one that leaves no critical point unclear.
Conclusion
The private agreement with the contractor is one of the most important protection tools in a bathroom renovation.
It does not need to be overly complicated, but it does need to be clear.
Parties and project
Who is signing and what exact work will be carried out.
Included scope and exclusions
What is inside the price and what remains explicitly outside.
Cost and materials
The amount, VAT status and who purchases the materials.
Payments and schedule
When each stage is paid and what the expected duration is.
Changes, delays and guarantees
How extra work is approved and what applies if the project slips or defects appear.
Permits, insurance and handover
Who handles the administrative side and how the project is formally received.
In a renovation, most arguments don't start because someone has bad intentions. They start because something was not clearly agreed upon.
A proper private agreement sets the rules from the start, protects the budget and helps the project to be completed without misunderstandings.
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