Demand Letter for a Botched Home Repair

How to Write a Demand Letter for a Botched Home Repair

You hired someone to fix your roof, redo your bathroom, or replace the flooring. They took your money. And now you're left with leaks, crooked tile, unfinished walls, or worse, a contractor who's gone completely silent. Writing a demand letter for a botched home repair is one of the most effective things you can do before you ever step foot in a courthouse. This guide walks you through exactly how to do it.

No lawyer required. No expensive consultations. Just a clear, firm letter that shows you mean business.

Why Home Repair Disputes Are So Common

Contractor disputes are one of the most frequent reasons people end up in small claims court. And honestly, that's not surprising. The dynamic is almost designed for conflict: you pay upfront (or partially upfront), the work gets done behind closed doors, and by the time you notice the problems, the contractor has already moved on to their next job.

Here are the situations people deal with most:

  • Incomplete work. The contractor started strong, then stopped showing up. Half your kitchen is gutted and they're not returning calls.
  • Shoddy quality. The work was "finished" but it's clearly wrong. Grout is already cracking, the paint is peeling, the roof is still leaking.
  • Contractor disappeared. They took a deposit and vanished. No calls, no texts, no response.
  • Overcharging or scope creep. You agreed to a price and somehow the final invoice doubled. No one approved the extras.

In every one of these cases, your first move should be the same: put it in writing.

Gather Your Evidence Before You Write Anything

A demand letter is only as strong as the evidence behind it. Before you sit down to write, spend an hour collecting everything you have.

Photos and Videos

Document the defects thoroughly. Take photos from multiple angles. If there's water damage, visible cracks, structural issues, or unfinished areas, capture all of it. Date your photos if you can. This is your most powerful evidence.

The Original Contract

Dig up whatever you signed. Even if it was a basic one-page estimate, it counts. You need the agreed scope of work, the price, and the timeline. If you only had a verbal agreement, write down what you remember: what was promised, when, and for how much.

All Your Communications

Text messages, emails, voicemails. Screenshot everything and save it somewhere safe. Texts where the contractor admits the work isn't done, promises to come back, or asks for more money are gold.

Get a Second Opinion in Writing

This one is underused. Call one or two other contractors to come look at the work and give you a written estimate to fix it. That estimate becomes your damages number. It's objective, professional, and hard to argue with.

Receipts and Payment Records

Pull your bank statements, Venmo history, check stubs, or whatever shows what you paid and when. You want a clear paper trail from contract to payment.

You need to send your demand letter to the right person or entity. If you just send it to "Mike's Plumbing," that might not hold up. Here's how to find the actual legal name:

  • Check the original contract or invoice. It should have a business name and possibly a license number.
  • Search your state's contractor licensing board database. Most states have a free lookup tool online. Search by name, business name, or license number.
  • Look up the business on your Secretary of State's website. Most states let you search registered business entities for free.
  • Check their Google Business listing or website. The legal name is usually in the footer or "About" section.

If the contractor is a sole proprietor operating under their own name, just use their full legal name. If they're an LLC or corporation, use the registered entity name.

What to Include in Your Demand Letter for a Botched Home Repair

This is where most people get stuck. They either write something too emotional and vague, or they go so formal it doesn't land. Here's what your letter needs to cover:

1. Your Information and Theirs

Your full name, address, phone, and email. Their full legal name (see above), business address, and any license number you have.

2. Summary of the Agreement

Date of the contract, scope of work agreed to, and total price. Keep it factual and brief.

3. Specific Defects or Failures

List exactly what's wrong. Don't generalize. "The roof repair failed to stop the leak in the northeast corner of the master bedroom" is far stronger than "the roof is still broken." Be specific. Use your photos as backup.

4. What You Paid and What You Lost

Total amount paid. Plus any additional costs you've incurred because of the bad work. Hotel stays if your home was uninhabitable. Temporary repairs. The estimate from another contractor to fix the mess.

5. What You're Demanding

Be clear. You want a refund of X dollars. Or you want them to return and complete the work by a specific date. Or both. Don't leave it vague.

6. A Hard Deadline

Give them 14 days. That's the standard. Enough time to respond seriously, short enough that you're not waiting forever.

7. The Consequence

State clearly that if they don't respond by the deadline, you'll file a complaint with the state contractor licensing board AND pursue them in small claims court. Most contractors do not want either of those things to happen. The threat is real and it's legitimate.

A Simple Framework You Can Use

Here's a basic structure you can adapt:

[Your Name]br> [Your Address]br> [Date]

[Contractor's Legal Name]br> [Their Address]

RE: Demand for Refund / Repair Completion

On [date], I entered into an agreement with you to [describe the work] at [property address] for a total price of $[amount]. I paid $[amount paid] as agreed.

The work performed was defective in the following ways: [list specific defects]. / The agreed work was not completed. The following items remain unfinished: [list items].

I have obtained an independent estimate of $[amount] to complete or correct the work. Supporting photos and documentation are enclosed.

I am demanding [a full refund of $X / completion of work by DATE / payment of $X to cover repair costs] no later than [14 days from today's date].

If I do not hear from you by that date, I will file a formal complaint with the [State] Contractor Licensing Board and pursue this matter in small claims court without further notice.

Sincerely,br> [Your Name]br> [Phone / Email]

That's it. Simple, firm, and clear.

Send It via Certified Mail (This Matters)

Email is easy to ignore. A certified letter is not. Sending your demand letter via USPS certified mail with return receipt requested creates a paper trail that proves it was delivered. If you end up in small claims court, that proof matters.

Here's the process:

  1. Print your letter and sign it.
  2. Go to your local post office and request certified mail with return receipt.
  3. Keep your tracking number and the green return receipt card when it comes back.
  4. Save everything. That green card is evidence the contractor received your letter.

You can also send a copy by email on the same day, just so they can't claim they didn't know what it said. But the certified mail version is the official record.

When to Escalate to Small Claims Court

If the deadline passes and you've heard nothing, or if they responded but refused your demand, it's time to take the next step. Small claims court is built for exactly this kind of dispute.

Most states allow claims between $5,000 and $25,000 in small claims (limits vary by state). You don't need an attorney. You file a simple form, pay a filing fee, and show up to explain your case to a judge. Your contract, photos, texts, and the independent repair estimate are your evidence.

Judges see contractor disputes constantly. They understand what a botched job looks like. A clear paper trail and a demand letter that shows you tried to resolve it first will put you in a strong position.

Use the Licensing Board as Additional Leverage

This is a move a lot of people skip, and they shouldn't. Every licensed contractor in your state has a license they don't want to lose. Filing a complaint with the state contractor licensing board is free, takes about 20 minutes, and can put real pressure on the situation.

Look up your state's licensing board (search "[your state] contractor licensing board complaint"). Most have an online complaint form. You describe the issue, upload your evidence, and submit. The board investigates. If the contractor has a pattern of complaints, your case becomes part of a larger file against them.

Mentioning this in your demand letter isn't a threat. It's a statement of fact. You have every right to file that complaint.

You Don't Have to Figure This Out Alone

Writing a demand letter is absolutely something you can do yourself. But if you want it done right, fast, and sent the same day, PettyLawsuit handles the whole thing for $29. Your letter goes out via certified mail instantly. We've helped with 2,500+ cases and 70% of them settle without ever going to court. You fill out what happened. We handle the rest.

Frequently Asked Questions

Do I need a lawyer to write a demand letter for a botched home repair?

No. You don't need a lawyer to write or send a demand letter. You can write it yourself using the framework above, or use a service that handles it for you. A lawyer can help if you're dealing with very large amounts or a complex situation, but for most contractor disputes in the $500 to $10,000 range, you're fully capable of handling this on your own.

What if the contractor doesn't respond to my demand letter?

If they don't respond by your deadline, you have two options: file in small claims court, or file a complaint with your state's contractor licensing board (or do both). The demand letter you sent creates a paper trail that shows you attempted to resolve the issue before going to court. That matters to judges.

How much can I sue a contractor for in small claims court?

It depends on your state. Most states allow claims between $5,000 and $25,000 in small claims court. A few states go higher. Search "[your state] small claims court limit" to find your specific cap. If your damages exceed the limit, you can still sue for up to the limit or consider other court options.

What if I paid in cash and don't have a written contract?

It's harder, but not hopeless. Gather whatever you do have: bank withdrawals, Venmo or Zelle records, text messages discussing the work and price, before-and-after photos. Courts understand that not every job involves a formal contract. Your evidence and testimony still count. Having another contractor's written estimate of what it'll cost to fix the problem helps establish your damages.

Should I leave a negative review in addition to sending a demand letter?

You have every right to leave an honest review based on your experience. Just make sure everything you write is accurate and factual. Stick to what actually happened. Some people wait until after the dispute is resolved. Others post right away. That's a personal call. What matters most for recovering your money is the formal path: the letter, the evidence, and if needed, the court filing.