The single most common complaint we hear from Jamaican homeowners is the same: the contractor took the deposit and disappeared, or the work fell apart within a year. Both outcomes are almost always preventable with three things: a written contract, a milestone-based deposit structure, and real reference checks.
Step 1: Get three written quotes
A written quote on letterhead, with itemised materials and labour, is the entry-level test. A contractor who cannot or will not produce one is showing you exactly what their record-keeping looks like for the rest of the job.
Step 2: Check the references — and check the work
Ask for two references from jobs completed in the last 12 months. Call them. Better yet, ask if you can drive past and look at the work. A contractor who hesitates to give addresses is hiding something. A confident one will offer.
Step 3: Pay on milestones, never up front
The standard structure for a residential build in Jamaica is roughly: 10% on signing, 20% at foundation completion, 25% at roof completion, 25% at finishes, and 20% on handover and snag-list completion. Avoid any structure that front-loads more than 25%.
Step 4: Put it in writing
A simple two-page contract should cover: scope of work, total price, payment milestones, start and end dates, who supplies materials, and what happens if either party walks. You do not need a lawyer to draft this — but you do need both signatures.
Red flags that almost always mean trouble
- Demands a large cash deposit before any work starts
- Cannot or will not provide references
- Starts late, doesn't show up consistently
- Pushes back on inspections or permits
- Materials keep 'going missing' from the site
- Constant requests for advance payment for materials
Final word
Bad contractors thrive where homeowners are in a rush. Take an extra two weeks at the front end to vet properly, and you will save months on the back end. BuildLink only lists verified contractors with checked references and a track record of completed work.
