Kitchen remodels are the highest-value and highest-risk residential remodel a GC takes on. The estimate must separate structural work, sub-bids (plumbing, electrical, HVAC), allowances (cabinets, countertops, appliances), and GC O&P into clear, defensible line items.
Kitchen Remodel Estimate Structure
Total = Demo + Structural + Sub-bids (MEP) + Cabinets + Countertops + Appliances + Tile/flooring + GC O&P
Example
Mid-range 200 sq ft kitchen: $2,500 demo + $4,200 MEP + $12,000 cabinets + $4,500 countertops + $3,500 appliances + $3,200 tile + $5,740 GC O&P (20%) = $35,640
Waste factor: 10% contingency on structural unknowns; 15% on tile and flooring
Compare the existing layout to the proposed plan. Identify every wall, soffit, or structural element that is being removed or modified. Flag anything that requires structural assessment: load-bearing walls, beam sizing, header requirements. Any structural change requires engineered drawings or at minimum a structural inspection.
Get bids from your plumber (drain relocation if any, sink rough-in, dishwasher, ice maker), electrician (new circuits for refrigerator, dishwasher, microwave, under-cabinet lighting, GFCI outlets, circuit upgrades), and HVAC (range hood ducting, any heating changes). Never estimate MEP yourself — use your sub network.
Cabinets, countertops, and appliances are almost always allowance items — the client selects the product, you install it. Set realistic allowances based on the client's budget: cabinet allowance ($6,000–$30,000), countertop allowance ($2,500–$8,000), appliance allowance ($2,500–$12,000). List each allowance separately. Overages are billed at actual cost.
Demo (dumpster, removal labor): $1,500–$4,000. Framing modifications: price from drawings at your labor rate. Tile installation (backsplash, floor): $12–$22/sq ft installed. Drywall repair and paint: $1.50–$3.00/sq ft. These are your direct labor items — price them at your shop rate with your crew.
Add 15–25% overhead and profit on top of all sub-bids, allowance items, and your own scope. This is your project management fee, risk premium, and profit. Separate your O&P line from the cost — some clients push back, but it's non-negotiable and completely transparent. 20% is the industry standard for residential kitchen remodels.
Never estimate a kitchen remodel without a site visit and existing drawings
A kitchen estimate produced from a phone call and a floor plan has a 30–50% chance of a significant cost overrun. Walk the space, open the cabinets, and check the walls, electrical panel, and plumbing access points before producing your number.
Lock in cabinet and countertop pricing before submitting the estimate
Cabinet and countertop prices change. Get a written quote from your supplier before your estimate goes to the client. A cabinet price increase between estimate and order is a margin destroyer.
Price demo conservatively on older homes
Older kitchens frequently have asbestos floor tile, lead paint on cabinets, or cast iron drain lines that weren't in the scope. Add a 'hazmat abatement if found' conditional line and increase your demo line by 20% over what you'd expect on a newer home.
A mid-range kitchen remodel (new cabinets, countertops, appliances, tile backsplash, updated electrical and plumbing, no layout changes) runs $35,000–$75,000 in 2026 for a 150–250 sq ft kitchen. Budget kitchens (cabinet resurfacing, new countertops, paint) run $15,000–$30,000. High-end custom kitchens (structural changes, custom cabinetry, premium appliances) run $75,000–$150,000+.
Control overruns by locking in sub-bids before submitting your estimate, setting conservative allowances (not minimum), and requiring written change orders for every scope addition. The most common overruns: structural discoveries during demo (load-bearing wall that wasn't on the plan), client upgrades to allowance items, and unforeseen plumbing or electrical conditions behind walls.
Yes — GC project management (sub scheduling, inspections, owner communication, submittals, punch list) is 15–25 hours of real work on a kitchen remodel. It should be embedded in your O&P percentage. If a client asks you to break out your margin, explain that O&P covers project management, overhead, insurance, and profit — it's how GCs operate, not a hidden fee.
Standard residential kitchen payment schedule: 25% at contract signing, 25% at demo and rough-in complete, 25% at cabinet installation and drywall complete, 25% at punch list sign-off. Never front-load beyond 25% — it removes the client's incentive to cooperate with the punch list. Never require 50%+ upfront — it's a red flag to experienced homeowners.
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