Project Start Date: April 18, 2023 Project Completion Date: July 18, 2023
This project finished right on schedule. Click here for detailed cost and timeline breakdown.
This kitchen and laundry room remodel was referred to us by a client of ours who we had done a pretty extensive office remodel. Their friends had been planning a kitchen update for some time, but were not sure exactly what could be done. After their initial consultation, we decided to remove a wall in the kitchen so we could expand it and reconfigure the laundry room for more storage and counterspace.
The orginal kitchen had a lot of wasted space and the range was crammed in the corner
Adding an island and moving the fridge and range created a better work area
We decided to remove this wall, expand the kitchen and move the fridge
That added storage and counterspace and brought the dining room into the kitchen
The opposite wall had just one small closet for storage because the walkway had to stay clear
Removing the wall allowed us to add lots of storage and counter on that wall
More wasted space in the laundry room and a hodge podge of cabinets
After: Herringbone brick floor, Stacked appliances, counterspace and lots of storage
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Start Date: April 21st 2023
Completion Date: July 18th 2023
Total Cost: $173,332.09
There were some serious issues with the subfloor in the kitchen. We had Alpha Foundations come out prior to the project to level the floor and address some of them. Unfortunately, they could not address all of them, and we had to do some extensive repairs after the demo was complete.
Removing the wall between the kitchen and dining room was a critical part of improving this kitchen. We also replace the sliding exterior door in the dining room, making it smaller so the kitchen could be expanded, an island added and more cabinets added on the wall opposite the sink.
The orignal range was crammed into the corner, a less than ideal design. The kitchen was large but most of the space was no utilized well. Removing the wall and expanding the kitchen allowed us to fix layout issues, add storage and add counterspace. The new kitchen is bright, open and super functional.
This was a two story house so we had an engineer confirm the wall was not load bearing during the design process. Most of the subflooring issues were around the wall being removed so we were concerned about that as well.
The laundry room remodel was simpler but still involved moving the plumbing, replacing the garage entry door and adding some plugs and switches.
The kitchen was large but the space was poorly layed out. The range was crammed in the corner and there was not a lot of storage or counterspace. The look of the kitchen was also outdated.
The laundry room was a hodge podge of different cabinets and not well organized.
Adding storage to the kitchen and laundry and in general making both spaces feel more open and contemporary were the main goals. This couple was planning to retire soon and wanted a kitchen they could enjoy for years to come.
Before: a hodge podge of cabinets made the laundry look cllutters and the storage was not very useful
After the laundry room remodel the room felt more spacious and had a lot more storage and counterspace
Before: the kitchen had a lot of wasted space and there were some serious issues with the subfloor.
After: removing a wall allowed us to expand the kitchen and add a lot more storage and counterspace
The kitchen remodel was what we call a 'gut renovation with significant layout changes'. We removed a wall, moved plumbing and electrical, and redesigned the entire space. We also repaired some subfloor issues and replaced the back exterior sliding door, which included patching brickwork.
This kitchen really pops with a tri-color cabinet design, Zellige backsplash and gorgeous light accents. The upper cabinets are a clean white and the lowers are "Evergreen Fog". The island is done in a Alder with a natural finish.
The laundry room remodel was also a gut renovation but with minor layout changes. We moved the plumbing and electric so we could stack the washer dryer and create more storage and counterspace. The huge change in the laundry room is the updated look... the herringbone brick tile, the vertical shiplap on the walls.... it looks fantastic!
Every project has a few things that really make it stand our or were special to the homeowner. Here are our favorites.
You don't have to sacrifice character!
Gas stove
Microwave in the island
Frosted cabinets
Brick Floor
Backsplash carried from kitchen
There were a few things that were discovered after demo that had to be dealt with, but fortunately, there were fairly simple to resolve.
We knew there were subfloor issues before the project started and we had Alpha Foundations come out to correct them before we started. Unfortunately, there were not able to resolve all of them but we were able to deal with them after demo.
The framing around the back door was rotten and had to be replaced. This was a minor issue since we were installing a new, smaller door anyway so some framing was already being done.
Though this was a fairly large project and there were a few surprises the project actually started and finished exactly on time!
Initial Estimate:
At the end our iniital design and budget consult the cost for this project was estimated at $151,305
Fixed price propsoal:
At the end of the design process the final fixed price proposal we presented was for $163,247, about 8% more than the original budget.
Reasons for increase:
We don't like unplanned change orders but in remodeling they are somtimes necessary. It's why we always recommend having a 5% - 10% contigency fund when doing a large remodel like this one.
There were some significant change orders on this project totalling about $10,000, or about 5% of the project total.
The most significant was for the subfloor framing repair. The subfloor in the kitchen and dining room were in pretty rough shape and some make shift repairs done in years past made things worse. Total cost to repair the floor was about $7000.
The other major change order was to replace the electric panel. We had to replace and add a few circuits as part of the remodel and there panel was an unusual brand and we could not find breakers for it. So we replaced the panel with a larger one and also added a transfer switch for a future generator. That change order costs about $3000.
One of the 3D renders we created during design for this project
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What you'll get:
