Kitchen estimates vary more than any other room, frequently by a factor of two for what looks like the same job. The variation is real and it is explicable, but only if you compare the right things, and price is not one of them.
The three variables that account for nearly all of it are the cabinetry tier, the allowances, and what has been assumed about conditions nobody can see yet.
The three things that explain the spread
Cabinetry tier. Stock, semi-custom and custom cabinetry for the same layout can differ by fifteen to forty thousand dollars. An estimate that does not name the line, the construction and the drawer hardware is not comparable with one that does.
Allowances. Countertop, tile, flooring, lighting and appliances are frequently carried as allowances early on. An estimate with a $50 per square foot countertop allowance and one with $110 are describing different kitchens. Both are honest; only one matches what you have in mind.
Assumptions about hidden conditions. Whether the estimate assumes the panel is adequate, the subfloor is sound, the wall is non-load-bearing and the hood can be vented where the range goes. These are the items that move a price after demolition, and a professional estimate states them.
What moves the price
- Cabinetry specification. The largest line and the widest variation.
- Allowance levels. Ask for the per-unit figure behind every allowance.
- Scope of demolition and disposal. Frequently underestimated in older homes.
- Whether permit, engineering and appliance installation are included. All three are commonly excluded without being obvious.
Mistakes we see most often
- Comparing bottom-line numbers between estimates with different allowances.
- Accepting an estimate that does not name the cabinet line.
- Not asking what happens if the panel needs upgrading.
- Choosing the lowest number without checking whether it includes the appliances, the flooring and the permit.
What this means in the Capital Region
For pre-1960 Capital Region homes we build the electrical assessment into the estimating visit rather than assuming. It is the single most common source of mid-project cost change in kitchens here, and it takes ten minutes to check at the panel.
We provide free written estimates that state the cabinet line, every allowance with its per-unit figure, and the assumptions about hidden conditions. If you are comparing us with another contractor, those three things will explain any difference in the totals far better than the totals will.
Want this priced for your own home? Jeffrey Mason will walk the project and give you a free written estimate. No obligation, no sales rep. Call (518) 308-6427.
Frequently asked questions
Why is one kitchen quote double another?
Almost always cabinetry tier and allowance levels. Ask both contractors for the cabinet line name and the per-unit figure behind each allowance, and the difference usually becomes obvious.
Should a kitchen estimate include appliances?
It can either way, as long as it is explicit. Many homeowners prefer to buy their own. The problem is only when one estimate includes them and another does not and neither says so.
How long does an accurate estimate take?
Five to ten days after the site visit for a full kitchen. It involves measuring, checking the panel and the structure, and pricing cabinetry to a specific line.
Is a free estimate worth having?
Yes, provided it is measured and written. A number given verbally on the first visit without measuring is a guess, whoever it comes from.
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