The pandemic has drastically changed the construction industry and clients are paying the price with longer lead times, less choices, and higher pricing. Despite all of this, remodeling is at an all-time high with no signs of decreasing.
The main thing that still rings true is a kitchen remodel is never really just a kitchen remodel. Most clients are looking to open their homes and create great rooms; combining multiple smaller spaces/rooms into one large kitchen, dining and family space. However, this post will focus on the costs associated with a kitchen remodel only.
To learn about what it costs to remodel a kitchen & common area please read this post.
There are different levels of quality when it comes to kitchen remodels and the items you select to use. I stick to a professional-grade level of materials. The outcome is more in line with the overall value of the homes here and most buyers expect this level of finish.
On average here is what a kitchen remodel costs post Covid:
Cabinets $50k - 75k
Cabinetry has been on the rise since Covid began. From staffing shortages to lumber pricing to backordered inserts. You will be paying a lot more for cabinetry and waiting a lot longer to get them.
Pre-covid the wait time for cabinetry was around 6-8 weeks. Post-covid it jumped to 18-28 weeks! And now things have leveled out at about 12-14 weeks. This delay has created a huge issue with kitchen remodel timelines. In a perfect world, you wouldn't order cabinets until the framing is done and the space is measured. However, if you wait until that point, you will have dead time where the contractor is waiting for cabinets. Some clients have decided to risk it and order cabinets before demo to try to reduce that dead time. Others have just decided to wait it out.
Appliances $20k - 40k+
Appliances have always gone up in price yearly so this isn't a huge surprise. The bigger issue we are facing post-covid is availability. Most appliances are 8-16 months backordered. So make sure you shop early!
The Thermador appliance package is generally one of the better priced packages because of the One-Two-Free Package that throws in free products. The appliances themselves are decent. Clients have complained about the range ovens and slow customer support & service for repairs.
The Sub-Zero, Wolf & Cove package is top of the line. Superior product quality and service. They typically run a $1,000 rebate + points towards free countertop appliances.
I have not included wine refrigeration, beverage centers, or extra appliances that clients typically get.
Thermador Appliance Package:
French Door Refrigerator $9,600
36" Gas Range $6,400
36" Wall Hood (free with 1-2-3 deal)
Dishwasher (free with 1-2-3 deal)
30" Wall Oven $4,400
30" Built-In Microwave $1,700
SubZero Appliance Package:
36" French Door Refrigerator $11,400
36" Gas Range $7,300
36" Wall Hood $3,000
30" Wall Oven $6,000
30" Built-In Microwave $2,300
Cove Dishwasher $2,400
Plumbing Fixtures $5-10k
I haven't noticed a huge jump in plumbing fixture costs. The main issue is availability. Many brands are on backorder and some have even stopped taking new orders until they catch up. Make sure you work with your plumbing rep so they know when your contractor will need your fixtures. They can steer you towards the brands that will make it to your job site in time!
Designer brands such as Rohl, Waterstone, Newport Brass, California Faucets & Brizo. Read about plumbing fixtures in my previous post.
Faucet $900-2,600
Pot filler $800-2,000
Sinks & Grids $1-2k each (Main + prep)
Air switch $200 (You will need 2 of these if you have a prep sink)
Garbage disposal $420 (You will need 2 of these if you have a prep sink)
Soap Dispenser $200
Body Glove filtration system $750 (Usually placed on the prep sink for drinking water)
Tile $5k
I haven't noticed a huge jump in tile costs. Tile is still relatively easy to get because you have so many options.
Showroom quality tile including backsplash and accent tile behind stove. This figure does not include tiling the floor in a kitchen or any other room.
Counter tops $6-10k
I haven't noticed a huge jump in slab costs. We also haven't had many issues with delays.
Medium sized kitchens usually require 2-3 slabs. Each slab roughly costs around $1,600 - $2,500 - Marble or Quartz. There are of course less & more expensive options.
Lighting $2-4k
This would include any pendants or sconces for the kitchen area from a lighting showroom or well known brand such as Restoration Hardware. This category can be a lot more expensive if you use custom or higher-end fixtures. Be mindful of lead times as they have increased.
Flooring $25k (Floor material only)
Flooring has seen a big jump in price increases. Floors that were in the $5-6 range are now $7-8. Flooring companies have also needed to switch manufacturing facilities so we are getting discontinued and new flooring colors.
The issue you run into with a “kitchen remodel” is that you end up touching most of the common areas of the house, if not the entire house while you do the work. One major contributor to the budget is flooring. In order to rearrange your kitchen layout, open up a wall into an adjacent room or simply bring the flooring up to a more modern look, you end up needing to replace flooring throughout your entire home. On average hardwood floor runs about $7-15/sq. ft. Installation is usually around the same price per square foot.
Doors & Windows $10 - 30k+
For the purposes of this post, this category only includes windows and sliders in the kitchen area. Along with some window changes in the kitchen area, more often than not we add large sliders or accordion-style doors from the new kitchen area to the backyard. These doors range in price from $5k to 25k depending on the brand, size and function.
Architect/Engineer/Designer $20-25k
Lamorinda requires that you pull a permit for any upgrades you make to plumbing and electrical, as well as any modifications you make by moving or removing walls. Your contractor will also require a set of drawings to do the work.
Labor & Materials $150-200k+
Pricing in this category has most certainly increased. Contractors are having to pay more for subs, employees and insurance. Timelines have also increased with the extra demand and less labor force. So the time contractors spend on the project increases.
Labor and construction materials includes:
Demo
Foundation
Framing
Plumbing
Electrical
Mechanical
Windows/Doors (installation only)
Exterior Work (Patching stucco or siding)
Insulation (Adding insulation to open walls)
Walls (sheetrock, texture, paint)
Kitchen Finishes (Installation of countertops, tile, appliances, plumbing)
Flooring (Demo and install of new hardwood floor)
Average Total: $288k - 404k+
So what’s the best way to save money on a kitchen remodel? Typically it is very difficult to get contractor labor pricing reduced unless you reduce scope of work or reduce the quality of your contractor. So you’re left with one choice: downgrade your material selections. Here are a few options:
Use a budget-friendly, good-quality appliance brand such as Bosch
Shop online for tile from places such as tilebar.com
Shop online for plumbing fixtures through online retailers such as build.com (just make sure you understand exactly what you are buying and that it is California compliant)
Shop online for flooring (just make sure to order samples and understand the tradeoffs you are making as flooring is not easy to replace down the line)
Use semi-custom cabinets but remember to add in pricing for cabinet installation by your contractor. Custom cabinets are installed by the cabinet company.