Change orders are part of remodeling. No matter how well a project is planned, there are things hidden behind walls, under floors, and above ceilings that nobody can see until work begins. What matters is how those changes are handled.
What Causes a Change Order
The most common reasons for change orders in Lehigh Valley homes include outdated wiring that does not meet current code, plumbing that needs to be rerouted, water damage discovered behind tile or drywall, and structural issues hidden by existing finishes. These are not failures of planning. They are realities of working in homes that are 30, 50, or 80 years old.
How We Handle Them
At Black Forest Home Improvements, our process is straightforward. When we discover something unexpected, we stop work in that area immediately. We do not make assumptions. We do not proceed without your knowledge. We explain the issue clearly, present your options, and give you an honest assessment of the cost and timeline implications. Once we agree on the path forward, we put it in writing with a formal change order so everyone is on the same page.
Why This Matters
Change orders handled poorly are a major source of conflict between homeowners and contractors. Surprise charges, work done without approval, and unclear documentation create frustration and erode trust. Our approach eliminates those problems. You will never see a charge on your invoice that was not discussed and agreed upon first.
Minimizing Surprises
While we cannot predict everything, we reduce the likelihood of major surprises by doing thorough evaluations before work begins. We inspect existing systems, ask the right questions about the home’s history, and build contingency into the project plan. This does not eliminate change orders entirely, but it keeps them manageable and rare.
The National Association of the Remodeling Industry recommends that homeowners set aside 10 to 20 percent of their budget for unexpected costs during a renovation.
If transparency and honesty matter to you in a contractor, contact us. We will show you exactly how we work.