What should you expect to pay for a kitchen

WHAT SHOULD YOU EXPECT TO PAY FOR A NEW KITCHEN?

Once a week, I post a newsletter called "What Should You Expect to Pay?" This week, I'm discussing the cost and process of remodeling a kitchen with approximately 20 cabinets.

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CHOOSING A CONTRACTOR

First, hire a licensed contractor. Verify the contractor's license and confirm that they carry liability insurance and workers' compensation coverage. I also recommend checking with your local building department. If they have never heard of the contractor or the contractor rarely pulls permits, ask questions before moving forward.

Hiring an unlicensed contractor can expose a homeowner to serious financial risk. If a worker is injured on your property and the contractor does not carry workers' compensation insurance, you could potentially face liability.

Once you choose a contractor, you should receive a detailed written contract that clearly describes the scope of work and payment schedule.

Be cautious if a contractor requests a large payment upfront. In California, a home-improvement contract down payment generally cannot exceed $1,000 or 10% of the contract price, whichever is less, subject to applicable law.

PLANS AND PERMITS

Why is a permit important?

Permits help ensure that electrical, plumbing, structural, and other regulated work is inspected and completed according to applicable building codes.

If unpermitted work is discovered, the project may be stopped and additional costs or penalties may apply. A contractor may also face licensing consequences for performing work without required permits.

Customers occasionally ask me to complete work without a required permit. I decline those projects.

For our hypothetical kitchen, let's budget approximately $700–$1,000 for permits, although actual fees depend on the scope of work and local jurisdiction.

THE PROCESS

At Rick Robben Construction, we recommend that customers select and order their appliances early in the process.

The appliances don't necessarily need to be on-site before we begin, but we need the manufacturer's specifications and exact dimensions to properly design the kitchen.

The next step is visiting the showroom and meeting with the kitchen designer. Before that meeting, we take detailed measurements and photographs of the existing kitchen and provide that information to the designer.

Then comes the fun part: selecting your cabinets, countertops, backsplash, flooring, sink, faucet, cabinet hardware, and appliances.

For this example, we're using a kitchen with 20 cabinets.

MATERIAL ALLOWANCES

20 solid-wood, soft-close cabinets: $14,000
Three slabs of quartz, fabricated and installed: $9,500
Tile backsplash materials: $1,200
Stainless-steel appliance package: $6,200
Undermount stainless-steel sink: $500
Faucet: $500
100 SF of flooring: $800
Cabinet pulls and hardware: $550

TOTAL MATERIAL ALLOWANCE: $33,250

Selections can significantly change the final price. Appliances, cabinet construction, quartz selections, fixtures, and hardware are available at many different price points.

TIME TO START

Once the plans, permits, materials, and schedule are ready, construction begins.

The existing kitchen is demolished and debris is hauled away. Electrical and plumbing work is completed as required. This may include new recessed lighting, under-cabinet lighting, outlets, appliance circuits, and modifications to the sink and dishwasher plumbing.

Next, the cabinets are installed and carefully leveled.

The flooring installation sequence should follow the flooring manufacturer's requirements. Some floating floors, for example, generally should not be trapped underneath fixed cabinetry.

After the cabinets are installed, the countertops are templated and fabricated. Depending on the cabinet and countertop system, plywood or other approved substrate may be installed where required.

The quartz countertops and undermount sink are installed, followed by the tile backsplash and grout.

The faucet and plumbing fixtures are connected, and the kitchen is prepared for paint.

After painting, the flooring and baseboards are completed as appropriate, followed by installation and connection of the appliances.

Now you have a NEW KITCHEN!

FINAL WALK-THROUGH

When the project is substantially complete, the homeowner and contractor should perform a final walk-through.

I like to give customers time to prepare a punch list so we can address any remaining items before closing out the project.

Once everything is complete, the contractor should also ask for feedback about the customer's experience.

WHAT SHOULD YOU EXPECT TO PAY?

For the hypothetical 20-cabinet kitchen described above:

Materials and selections: $33,250
Construction, labor and related project costs: approximately $30,000

EXPECTED TOTAL: $63,250

Every kitchen is different. Moving walls, relocating plumbing, upgrading electrical service, structural changes, premium appliances, custom cabinetry, and high-end finishes can substantially increase the cost.