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Remodeling cost breakdown? Anything missing?

10 years ago
last modified: 10 years ago

I got a second estimate for the remodeling part of my kitchen (excluding cabinets), and at first it seemed much higher than the first estimate. This estimate was verbal, but listed everything I could think of. (Will be put in writing if we go forward.)

But, I'm looking over the first estimate and it doesn't mention anything about backsplash tile installation...and that makes me wonder if anything else is missing.

What should a kitchen remodel estimate include?

It lists removal of cabinets and dumpster rental, plastering, wall/ceiling prep, cabinet/molding/soffit/trim installation, install/labor for vent, installation of replacement window, baseboard installation after flooring replaced. Excludes paint and painting. I have separate estimates for plumbing, electrical, and flooring installation.

Am I missing existing flooring (tile) removal? Anything else?

Granite or soapstone estimate will come later once I pick a layout/KD.

Comments (14)

  • 10 years ago

    appliances and install of those?

  • 10 years ago

    Permits? PortaPotty?

  • 10 years ago

    I have all new appliances that we'll be keeping. I'll have to buy a hood, tile, light fixtures, sinks, and a faucet (keeping our new existing one, too).

  • 10 years ago

    What Fori said. Especially permits. Here you're looking at $10k.

  • 10 years ago

    10K for permits?? Why?

  • 10 years ago

    Our city charge a percentage of your total expenditure. All the appliances, labor, cabinets etc.. In addition, if they think you're low balling, they have their own estimate.

  • 10 years ago
    last modified: 10 years ago

    Just regarding the backsplash you mentioned. I opted to do the backsplash later, after my kitchen was installed. I couldn't decide on a backsplash, and decided to live with the kitchen for a while. When I did decide on a backsplash, I hired a guy to install it who just did tile work, nothing else; he really knew what he was doing. Sometimes with a GC, you may not get someone laying the tile with the specific expertise. Of course, some GCs will have expertise in laying tile. You should ask that question of your GC if you decide to have the backsplash installed with the rest of the kitchen. I am just glad I waited, and did it separately from the rest of the kitchen reno.

  • 10 years ago

    Where the quote says "install/labor for vent", get in writing the size of the exhaust duct. Depending on your hood, it should be 8" or 10". If not specified, the installer may put in a smaller duct, just cause it's a bit easier, or they don't know better.

  • 10 years ago

    Don't know your range selection - but we put in makeup air.

  • 10 years ago

    Think about the nickel and dime items that add up, things you may assume are part of a good job, or where the GC may be thinking cheapest, but you are thinking something else (like, he installed quarter round for the window trim, but I wanted larger cove) .

    Insulation, as Sophie pointed out -- specify what kind (I recommend foam insulation around your new window and vent.) If they open up walls or ceiling, will they use moisture resistant wallboard near pipes or under an upstairs bathroom? (I say this because, in my old house originally built with cement board throughout, when the toilet leaked I only had to repaint that material, but in an area where it had been replaced with standard drywall that all had to be replaced)

    Plastic to confine dust to the room being worked on? A new vent or re-using the old one? Repairing the trim outside around the window and vent? Wallpaper removal? Removal of old flooring? Are they installing the cabinets, installing your re-used appliances, placing the cabinet hardware? Putting in things like the trash pullout? Final clean-up?

    Some of this little things maybe don't go into the contract or estimate but definitely need to be addressed prior to work starting. I did run into some of "that's not in the contract" for those little things.

  • 10 years ago
    last modified: 10 years ago

    I pulled the following off our 36-page "Merchandise and Service Summary". it included item#, item description (product or service), prices (per item, Qty, Total), delivery dates.

    If it's a quote, there should also be an "expiration date" for the quote.

    NOTE: This was our "final" for when we signed the contract. If you have just a quote, you may not have all this detail b/c it's doubtful they will go through all the work required to generate it if they're only bidding. However, use this to ask if all of this is included in the quote - it may be a discriminator b/w contractors.

    +++++++++++++++++++++++++++++++++++++++++++++++

    Permits: In 2008, it was $750 in my county (not town b/c it's rural) for a gutted Kitchen.

    .

    Misceallenous:

    Upcharge if second floor

    Upcharge for tile pattern or diagonal on walls and floors; similar for wood

    List of what is NOT covered in the "merchandise & service summary" (or whatever your contractor calls it) E.g., mine said "Any work to bring walls square/level for installation of cabinets, up to and including any drywall work"

    .

    Products/Materials/Supplies: cost of item, cost of delivery, cost of removal of old, cost of installation of new

    Be sure all "parts" are included. E.g., for a sink, you need not just a faucet, but also the drainpipe, etc.

    Some examples:

    Recessed lighting: fixtures, baffles, bulbs

    Undercabinet lighting: fixtures, transformers, etc.

    Every switch cover, receptacle, receptacle cover, etc.

    Cables, conduits (if required by local Code)

    Tile floor: Tile, sealant, grout, cementious backer board, leveling compound

    Register/duct grills

    .

    Demolition:

    Interior and exterior protection (dust abatement; protection of floors, walls, doors, driveway, sidewalks, etc.), dumpster on site, haul away of debris,

    Demolition of countertops, wall cabinetry, base cabinetry, drywall/sheetrock, removal soffits, removal of base and/or crown molding

    Removal of doors or openings, walls

    Removal of and exterior termination or sealing of existing range hood duct

    Removal of walls (if load bearing, installation of header or whatever they're doing)

    If changing/eliminating an existing pantry: Removal of pantry shelving

    Removal of electrical from appliances, receptacles, and switches from walls changed/taken down

    Removal of wiring in soffits

    Capping off old gas line

    If PR included, removal of bath fixtures/toilets/cabinetry

    .

    Labor:

    There should be a comprehensive list of what is to be installed (appliances, fixtures, etc.) If it's not on the list, then it's probably not covered

    Some examples:

    Flooring: removal of old floor, prep work (e.g., repair, leveling), installation of new floor

    Tile floor: sealing grout, sealing tile - if two coats of sealant, then it should state it

    Installing new walls, including pantry

    Frame new door/doorway

    Any other carpentry (e.g., new window wall, etc.)

    Blocking for countertop

    New ductwork for hood (may need some customization)

    Toekick heater/move existing register

    Connect duct to vent hood

    .

    Electrical

    Adding any new circuits (50 amp, 20 amp)

    Adding new receptacles, switches (dimmer or not), gang biscuit (?)

    Reworking of existing circuits

    Remove/replace/add GFCI (to meet current Code)

    GD: outlet, airswitch

    .

    Plumbing:

    Relocation of existing/adding new water supply lines

    Relocation of existing/adding new waste/drain line

    Relocation of existing/adding new vent stack

    Relocation of existing/adding new refrigerator water line (water & ice)

    Relocation of DW

    ----------------------

    Other things to think about/look for:

    For sinks: stainless steel drains, strainers, etc. (Do not get a specialty finish as they often do not stand up to cleaning chemicals/scrubs/etc. E.g., nickel is affected by bleach and BarKeeper's Friend)

    I specified what drains/drainpipes and GD flanges - I wanted all stainless steel, not chrome, and I did not want the cheap drains & strainers. (Kohler DuoStrainer and Kohler GD cover - all in brushed stainless steel)

  • 10 years ago
    last modified: 10 years ago

    Is this just a labour quote? Because that's what it looks like as I don't see the word "supply and ..." in your OP. And if so where is the quote for all the parts.

  • 10 years ago

    Keep adding and then add 10% for change orders, forgotten items, unexpected additional work, etc. Nothing is solid!