Creating a More Open Kitchen

Audio Summary:

Listen to a ‘podcast style’ review of this project. Press play below or listen on Spotify. 

Project Overview:

This 30 year old kitchen had served the family well but it was definitely time for an update. The 2 islands and peninsula made the kitchen feel crowded and broke up the counterspace too much. 

After some discussion we decided to change the layout, gettting rid of the 2 small islands and installing on larger one. We also removed the peninsula to open up the breakfast area and provide more natural light.

The big island created a perfect place to gather and provided lots of prep space. To do this we had to remove a window so we could move a range to that wall. But the window only looked out on to their garage wall and by removing the peninsula we were bringing more natural light into the space from the bay windows. 

Moving the range to the center also provided a great focal point, especially with the custom wood hood and full height Rose Bay Quartz backsplash. 

In addition to the kitchen remodel we replaced all the flooring downstairs and painted the downstairs and loft area. 

Key Updates:

The initial design and budget consult includes 3D concept drawings and a good better best budget for your project.

This gives us a pretty good idea of what the project might look like but your designer continue to explore options during the deisgn process. 

Before: Two island and a peninsula

Initial Concept

The initial concept inlcuded single large island and getting rid of the peninsula so we could expand the kitchen.

It would mean removing the window over the sink so we could put the range there and moving the sink into the island. 

The Initial Budget: $144,605

During the review of our ‘good better best’ budget the client choose our better cabinet line, Decor and opted for quartz countertops.

Other selections were a mix of good and better options. The budget included painting the entire downstairs and replacing all the flooring downstairs. 

Partial image of the inital budget for Concept 1

After you have approved your initial concept and budget the design process begins, starting with our designers visiting your home.

We have between 2-4 design meetings in our showroom to finalize all the details of the project, including a fixed price contract and a detailed project calendar.

The Final Proposal: $137,739 ($6800 less than initial budget)

During design we are also getting pricing from labor and materials from our trade partners so we can create your fixed price proposal.

For this project the final cost was slightly slower than the intial budget. The main reason was the removed the painting of the downstairs. During the project however they would wind up adding that back in. 

Our Favorite Things

When designing a project we always to try create between 1 and 3 focal points to draw the eye. Then we arrange other points of interest throughout the space.

Every project has a few things that really make it stand our or were special to the homeowner. Here are our favorites.

Wolf Integrated Coffee Maker (and the matching quartz backsplash)

Dishwasher Drawers

Materials and Fixtures Used in This Project

Fixtures and Accessories

• • Ruvati Roma 32″ Worstation Sink
  • Brizo Pre-Rinse Faucet
  • Brizo Air switch for disposal
  • Stealth 750 Disposal from Mountain Plumbing
• • 3000K Wafer Lights in ceiling
  • Arren Black Round Pendants from Crate and Barrel over breakfast table
  • Urban Globe Dining Room Light from Shades of Light
  • Undercabinet lights from Task Lighting
  • Decora plugs and switches

Appliances

• • GE Cafe Smart Slide in Dual Fuel Double Oven Range
  • Wolf EC2450TES Coffee Maker
  • GE Cafe Double Drawer Dishwasher

A few things about they way we run our projects:

Proactive Communication is Crucial: We prioritizes consistent and transparent communication. We provide regular updates through various channels like on-site meetings, phone calls, and detailed daily logs. This approach helps manage expectations and address concerns promptly.

Detailed Documentation Ensures Transparency and Accountability: Our daily logs offer a comprehensive record of project progress, issues encountered, and their resolutions. This meticulous documentation is invaluable for identifying potential problems, tracking decisions, and ensuring accountability among the project team and subcontractors.

Effective Subcontractor Coordination is Key: A significant aspect of the project involves managing various subcontractors. Precise scheduling, clear communication, and quality control ensure a smooth workflow and a successful outcome.

Problem-Solving is an Ongoing Process: It is important to have a proactive and adaptable approach to problem-solving in project management.

Punch Lists Facilitate Project Completion: The use of a daily punch list helps to systematically identify and track outstanding items, ensuring that even minor details are addressed before project closure.

Challenges And Solutions During Construction

Every project has its mix of large and small issues to deal with. Having a project manager who is on site every day helps avoid them but also deal with issues quickly when they are discovered. Here are a list of things from our daily logs on this project:

Minor Issues, easliy addressed:

• The trash can pull-out required multiple adjustments before it functioned properly. Initially, it needed a push to close correctly. A replacement slide clip was ordered and installed, but the issue persisted. Finally, a second replacement clip successfully resolved the problem.
• The ceiling fan’s electrical setup posed challenges. The wiring did not allow for the light and fan to be controlled independently. We did not install the fan but the client was expecting us to update the switch, not understanding what was involved.  Our electrican were able to resovle the issue and we took care of it at our expense.  
• A minor ding appeared on the upper dishwasher drawer front, necessitating a warranty replacement from the supplier, Bobby Dollar. The contractor notified Bobby Dollar and expected the replacement to be handled as a warranty item.
• Locating a suitable position for the disposal air switch was not decided during the design phase. The issue was resovled quickly after a discussion with the client.
• A pre-existing speaker box in the wall presented a cosmetic issue. The solution involved covering it with a blank plate and touching up the surrounding paint.
• A pre-existing wafer light near the bathroom stopped functioning and required attention. This issue was noted and the electrican replaced the light.
• The floor plug inserts brought by the electricians did not fit the installed boxes, demanding a return trip to complete the task. This was a minor issue but we made note to check compatibility of floor boxes in the future.
• Confusion arose regarding the responsibility for installing a slide mechanism for the Wolf coffee maker. The electricians did not feel comfortable performing the installation. We called our carpenter back to site to install it for them. 

Two Major Issues

One caused a delay in the project by about a week. The other was just frustrating.

• Miscommunication with Bobby Dollar regarding appliance installation caused scheduling conflicts. The project manager initially understood that Bobby Dollar would install the appliances, but later learned that this was not the case, requiring the plumbers to be rescheduled. This was a miscommunication between the design and the project manager. They have both recognized it and will do better in the future.

• Countertop delay. Countertop install was delayed due to material availability. This sometimes happen with unique selection like their Rose Bay Quartz from Cambria. There was nothing any of us could do but wait.

Project Timeline

The project started right on time. We only had one major delay caused by a longer lead time to get the countertop material. The project finsihed about a week later than planned. 

• Proposed project start date: Nov. 14th 2023

• Actual Project Start Date: Nov 14th 2023

• Proposed Completion Date: June 28th, 2023

• Actual Completion Date: July 8th, 2023

We create detailed project calendars for each project to set expections and keep things running on time. You can access these calendars in your project portal. The project manager updates them daily.

Summary of Project Costs

Initial Estimate:  $144,609

Fixed price proposal: $137,739 ($6870 under budget)

Reasons for increase/Decrease: Labor costs for this project came in a little lower than expected. A few changes in material selections, like changing from porcelain tile to marble, caused the price to increase.

Change Orders: $11,930

These were all additions to the scope of work requested by the client. The largest was painting the entire downstairs and loft.

FInal Project Cost: $149,670

Includes all change orders

Cost Breakdown

Project Video

View all project videos on our YouTube channel: View Video Playlist

Client Thoughts on Project Management

Before Photos

Final Project Photos

Final Thoughts

We love projects like this. Projects where we can add value not only in the look of the space but improve the layout and function as well. This couple was a joy to work this and we’ve already started planning the next project with them.