You Call This House Flip Done?

TLDR
A contractor asked for final payment after saying the correction list was done, but Ross found obvious unfinished work throughout the house. His rule is never to pay beyond verified completion and to keep enough unpaid that the contractor still has a reason to return.

Table of Contents

The Punch List Was Still Open

The contractor had already asked for final payment once. Ross inspected the house, rejected the work, and sent a list tied to the original scope of work. The contractor then said the list was complete and asked again.

Ross started inside and found enough problems that he did not spend more time on the outside:

  • daylight around the front door;
  • mismatched and painted hardware;
  • sawdust around unfinished wood cuts;
  • cobwebs and debris;
  • a cracked door frame;
  • a loose door left in a room;
  • a hole in the ceiling;
  • a dishwasher and other material left behind;
  • a wall bump that should have been evened out;
  • a panel that should have run to the end instead of leaving a cutout;
  • a dirty thermostat that needed replacement;
  • missing Formica end pieces;
  • HVAC grilles not painted as scoped;
  • a cracked window;
  • no bathroom mirrors; and
  • missing trim.

Some items were small. Together, they showed that the agreed final pass had not happened.

A buyer may not name every defect. Ross says they still feel that something is off. Daylight at the front door, rough cuts, and mixed hardware create that feeling before the buyer adds up a repair list.

Why the Hardware Package Matters

Ross had specified a stainless-steel hardware package throughout the house. That included knobs, hinges, plumbing fixtures, light fixtures, and cabinet pulls.

Instead, he found stainless beside chrome, painted pieces beside bare ones, and a rough vanity extension. The inconsistency made the house feel cheaper even when each individual part worked.

This is why the finish belongs in the written scope. If the contractor cannot get the agreed item, the substitution should be discussed before installation.

Good Enough Is Not Just Owner Fatigue

Ross tells a story from childhood. His dad would tell him to clean his room. Ross would do a little, call it done, and make his dad walk back down the hall. After enough trips, his dad would finally say it was good enough.

Ross knew the room was not truly clean. His dad was tired of returning.

That is the danger on a final walkthrough. An owner can get worn down and call unfinished work acceptable just to end the process.

Ross does overlook small flaws on a C-class house. A tiny paint edge may not affect a rental or sale. But when the clear scope items are missing, he checks the whole job more closely. “Good enough” has to mean the product meets the agreed level, not that the owner is tired.

Stay Ahead on the Money

Ross’s payment rule is simple: never pay beyond the work that is complete. Keep enough unpaid that the contractor still has a reason to return and finish.

The source gives no fixed split, holdback rate, or milestone table. The amount follows the contract, the work completed, and the remaining exposure.

On this job, Ross planned to give the contractor one week to finish. He said that if the list remained open, he would send another crew and deduct that cost from the final bill.

That was Ross’s move in this case. Whether an owner can backcharge, offset, or hire a replacement depends on the contract, notices, lien rules, and local law. Those rights need to be written correctly before the dispute.

Pay contractors fast when the work is delivered. Do not pay for work that has not happened.

FAQ

How much should I hold back?

The source gives no percentage. The contract should keep payment behind verified work and leave enough reason to complete the final list.

What belongs on the final punch list?

Anything still missing from the agreed scope, plus defects that keep the house from reaching the agreed finish and safety level.

Should I fight every small flaw?

No. Ross accepts minor items that will not hurt the result. He gets more exact when clear scope items remain open and the contractor is already asking for final payment.

Can I deduct another crew’s cost from the final bill?

Ross said he would do that on this job. The actual right depends on the written agreement and the notice and lien rules that apply.

How do I prevent this on the next project?

Write the finish standards into the scope, inspect before final payment, document the open list, and keep payment tied to completion.