Massachusetts gives homeowners more protection than most states when they hire a contractor, but only if they know the rules. This page covers what to check, what the law says about deposits and contracts, and the warning signs.
This page is general information for Massachusetts property owners. It is not legal advice. The agencies named here have the final word, and rules change.
How do I find a good painter?
To find a good painter, start with people you trust and then check the facts yourself. Ask neighbors with a similar house who painted theirs. Read recent reviews. Then choose a painter the same way each time: a visit to the property, a written quote, proof of insurance, the right state registration or license for the job and references you can call.
How many quotes should I get?
Get three quotes. Three is enough to see what the going price is for your job and to spot one that is far too low or too high. Give every painter the same list of rooms, surfaces and repairs, or the quotes cannot be compared.
What should a painting estimate include?
A painting estimate should include these points in writing:
- Every room and surface to be painted, and what is left out.
- The prep: washing, scraping, patching, sanding, caulking, priming.
- The number of coats.
- The paint product and sheen.
- Who supplies the paint.
- The start date and about how long the job takes.
- The total price and the payment schedule.
- How lead-safe work is handled in a home built before 1978.
What should be in a painting contract?
In Massachusetts, a home improvement contract for more than $1,000 must be in writing. The state lists what it must contain: the full names and addresses of both sides, the contractor's registration number on the first page, the start and finish dates, a detailed description of the work and materials, the total price and a payment schedule with each amount in dollars. Both sides sign it. Keep a copy.
How much deposit should I give a painter?
In Massachusetts the deposit on a home improvement contract cannot be more than one third of the total price, or the actual cost of any special order or custom made materials. That is the state's rule under its home improvement contractor law. The state also says the final payment cannot be demanded until the contract is completed to the satisfaction of both sides.
A painter wants half up front in cash. Is that a red flag?
Yes. Half up front is more than the one third the state allows on a covered home improvement contract, and cash leaves no record. Pay by check or card and get a receipt for every payment. A painter who cannot start without a large cash payment may not have the money to buy materials or pay a crew.
Should I hire a painter who wants all the money up front?
No. Never pay all of the money up front. Once the full price is paid you have nothing left to hold if the work is late, poor or unfinished. A normal schedule is a deposit within the legal limit, perhaps a payment partway through a large job, and the balance after a final walk-through.
Does a painter need a license in Massachusetts?
There is no state license just for painters in Massachusetts, but two state rules cover most painting jobs. Contractors who work on existing owner-occupied homes with one to four units must register as a Home Improvement Contractor with the Office of Consumer Affairs and Business Regulation. The state's own table lists exterior painting as needing that registration and interior painting as not needing it. Separately, a lead-safe renovation contractor license from the Department of Labor Standards is required to renovate, repair or paint a home built before 1978.
The Painting Company Of Boston is licensed and insured.
How do I check a painter's license and insurance in this state?
You can check a Home Improvement Contractor registration with the Office of Consumer Affairs and Business Regulation, which has an online lookup. Verify a lead-safe renovation license with the Department of Labor Standards. For insurance, ask for a certificate of liability insurance sent to you directly by the insurer or agent, and ask about workers' compensation if the painter has employees.
What are the red flags?
The main red flags when hiring a painter are:
- No written quote or contract.
- A price far below the others with no explanation.
- A demand for cash, or for more than one third up front.
- No proof of insurance.
- No mention of lead on a house built before 1978.
- Pressure to sign today.
- No address, no references and a name that does not match the paperwork.
A painter says they can start tomorrow. Is that a red flag?
Not always, but ask why. A painter who can start tomorrow in the middle of Boston's short exterior season may have no other work, which is worth a question. There are fair reasons too, such as a job that was rained out or cancelled. Check the references and paperwork as carefully as you would for anyone else.
What should I ask a painter before hiring?
Good questions to ask a painter before hiring are:
- Are you insured, and can I see the certificate?
- Are you registered or licensed for this kind of job in Massachusetts?
- Who will be on site, your own crew or subcontractors?
- What prep is included, and how many coats?
- Which paint will you use?
- How do you protect floors, furniture and plants?
- What happens if you find rot or lead paint?
- What do you guarantee, in writing?
Do painters give a warranty, and what should it cover?
Many painters give a written warranty, and you should ask for the terms before you sign. A useful warranty covers peeling, blistering and flaking caused by the work, says for how long, and says what the painter will do about it. It normally excludes damage from leaks, rot and movement of the building. Ask us what ours covers for your job.
What if a painter damages my floors or furniture?
Tell the painter at once, in writing, with photos. An insured painter's liability policy is there for damage to your property, which is why you ask for the certificate before work starts. If the painter will not put it right, the Office of Consumer Affairs and Business Regulation handles complaints about registered home improvement contractors and runs an arbitration program, and the Attorney General's office takes consumer complaints.
Want a written quote to compare? Call or text (617) 553-6484.