5/25/12 IMPORTANT ANNOUNCEMENT: MAJOR BP Update Next Week!

Hide this

Jump to Category View All

Click a category below to view different forum categories.

BiggerPockets

General Info

Rss10 BiggerPockets Q&A, Site Questions, & Announcements

1001 topics, 8199 posts — Last Post 05/25/12, 08:01PM

Rss10 BiggerPockets Exclusive PRO Area

12 topics, 81 posts — Last Post 03/23/12, 03:25PM

Rss10 New Member Introductions

4596 topics, 26506 posts — Last Post 05/25/12, 04:49AM

Rss10 BiggerPockets Success Stories

152 topics, 1813 posts — Last Post 05/25/12, 10:22AM

Rss10 BiggerPockets Real Estate Investing Summit

87 topics, 1549 posts — Last Post 05/07/12, 02:13PM

General Real Estate

General Real Estate

Rss10 Buying Real Estate

1318 topics, 10389 posts — Last Post 05/25/12, 08:20PM

Rss10 Selling Real Estate

320 topics, 2544 posts — Last Post 05/08/12, 07:34PM

Rss10 Renters

202 topics, 1618 posts — Last Post 05/25/12, 11:34AM

Rss10 Get Foreclosure Help - Help Stop Foreclosure Forum

221 topics, 1747 posts — Last Post 05/18/12, 08:38PM

Rss10 Home Owner Association (HOA) Issues & Problems Forum

111 topics, 719 posts — Last Post 05/08/12, 06:37AM

Rss10 Do it Yourself

328 topics, 2841 posts — Last Post 05/25/12, 09:10AM

Reviews & Feedback

Rss10 Real Estate Deal Analysis and Advice

1625 topics, 12979 posts — Last Post 05/25/12, 06:56PM

Rss10 Real Estate Guru, Book & Course Reviews and Discussions

700 topics, 7128 posts — Last Post 05/23/12, 02:16PM

Rss10 Ask About A Real Estate Company

330 topics, 4781 posts — Last Post 05/10/12, 10:31PM

Real Estate Investing

Real Estate Strategies

Rss10 Wholesaling

2588 topics, 19948 posts — Last Post 05/25/12, 12:14PM

Rss10 Rehabbing and House Flipping

1622 topics, 14297 posts — Last Post 05/25/12, 03:24PM

Rss10 Real Estate Development

202 topics, 1123 posts — Last Post 05/19/12, 07:40AM

Rss10 Pre-Construction & New Home Construction

90 topics, 600 posts — Last Post 05/05/12, 11:02AM

Rss10 Innovative Strategies

378 topics, 2936 posts — Last Post 05/25/12, 08:21PM

Rss10 Tax Liens, Notes, Paper, & Cash Flows Discussion

477 topics, 2850 posts — Last Post 05/25/12, 02:54PM

Rss10 Rent to Own a.k.a. Lease Purchase, Lease Options

355 topics, 2229 posts — Last Post 05/25/12, 03:12PM

Rss10 1031 Exchanges

62 topics, 342 posts — Last Post 04/29/12, 08:09PM

Foreclosure Investing

Rss10 General Foreclosure & Pre-Foreclosure Forums

1156 topics, 7084 posts — Last Post 05/24/12, 06:30PM

Rss10 HUD, VA, and Tax Sales

216 topics, 1327 posts — Last Post 05/25/12, 01:59PM

Rss10 REOs

948 topics, 7884 posts — Last Post 05/23/12, 05:04PM

Rss10 Short Sales

1254 topics, 10440 posts — Last Post 05/23/12, 01:58PM

Landlord & Tenant Forums

Rss10 Rental Property Questions & Landlording Issues

3183 topics, 28801 posts — Last Post 05/25/12, 04:53PM

Rss10 Land & Farm Investing

118 topics, 736 posts — Last Post 05/25/12, 01:27PM

Rss10 Mobile Homes & Mobile Home Park Investing

416 topics, 3071 posts — Last Post 05/24/12, 05:40PM

Real Estate Dealmaking

Rss10 Make Deals, Find Partners, Mentors & BirdDogs, etc.

3703 topics, 13611 posts — Last Post 05/25/12, 06:57PM

Rss10 Promote Your Real Estate Buyer's List

160 topics, 689 posts — Last Post 05/02/12, 05:54AM

Rss10 Property Wanted

635 topics, 3041 posts — Last Post 05/19/12, 07:44AM

Rss10 Seeking Financing, Money, or Loans

1245 topics, 7437 posts — Last Post 05/21/12, 10:41AM

Rss10 Tax Liens, Notes, Paper, & Cash Flows Dealmaking

277 topics, 1909 posts — Last Post 05/23/12, 06:40PM

Rss10 Bulk REO Discussion and REO Dealmaking

843 topics, 5906 posts — Last Post 02/02/12, 04:20PM

Investor Basics

Rss10 Starting Out

4197 topics, 30898 posts — Last Post 05/24/12, 03:17PM

Rss10 Investor Psychology

298 topics, 4486 posts — Last Post 05/04/12, 09:01PM

Rss10 General Real Estate Investing

3145 topics, 21840 posts — Last Post 05/25/12, 03:22PM

Rss10 Real Estate Investor Marketing

910 topics, 7482 posts — Last Post 05/25/12, 10:26AM

Commercial Real Estate

Rss10 Commercial Real Estate Investing Forum

743 topics, 3995 posts — Last Post 05/23/12, 08:46AM

Rss10 Multi-Family and Apartment Investing

219 topics, 2013 posts — Last Post 05/25/12, 11:11AM

Rss10 Office Investing

3 topics, 36 posts — Last Post 11/15/11, 02:42PM

Rss10 Industrial Property Investing

4 topics, 14 posts — Last Post 05/04/12, 06:44AM

Rss10 Retail Property Investing

10 topics, 77 posts — Last Post 05/25/12, 10:15AM

Rss10 CRE Financing and Lending

26 topics, 247 posts — Last Post 05/23/12, 05:27AM

Rss10 CRE Syndication and Fundraising

26 topics, 236 posts — Last Post 05/20/12, 04:52PM

Rss10 CRE Property Management & Leasing

2 topics, 12 posts — Last Post 05/18/12, 12:34PM

The Business of Real Estate

Real Estate Technology and the Internet

Rss10 Technology, Social Media, Real Estate & The Web

270 topics, 2278 posts — Last Post 05/25/12, 08:17PM

Rss10 Real Estate Blogs & Blogging

24 topics, 293 posts — Last Post 05/16/12, 09:29PM

Business Basics

Rss10 Goals, Business Plans & Entities

428 topics, 4273 posts — Last Post 05/24/12, 09:08PM

Real Estate Finance & Legal

Financial, Tax, and Legal

Rss10 Tax, Legal Issues, Contracts, Self-Directed IRA

1349 topics, 9465 posts — Last Post 05/24/12, 07:35AM

Rss10 Credit & Credit Repair

182 topics, 1484 posts — Last Post 05/22/12, 06:06PM

Rss10 Property Insurance

135 topics, 850 posts — Last Post 05/25/12, 03:36PM

Rss10 Bankruptcy

21 topics, 113 posts — Last Post 05/21/12, 08:25PM

Loans, Mortgages, Credit Lines

Rss10 Private & Conventional Lending Discussion

1346 topics, 8087 posts — Last Post 05/25/12, 02:20PM

Rss10 Creative Real Estate Financing

659 topics, 4285 posts — Last Post 05/24/12, 10:58AM

Real Estate Professionals

Real Estate Professionals

Rss10 Real Estate Agents

639 topics, 3562 posts — Last Post 05/24/12, 07:47PM

Rss10 Bankers, Lenders, and Mortgage Brokers

355 topics, 1268 posts — Last Post 05/04/12, 01:18AM

Rss10 Contractors

122 topics, 669 posts — Last Post 05/25/12, 08:17PM

Local Real Estate

International Real Estate

Local Real Estate

Rss10 Local Real Estate Networking

612 topics, 3434 posts — Last Post 05/24/12, 02:08PM

Rss10 Americans & International Real Estate

139 topics, 505 posts — Last Post 05/20/12, 02:00PM

Rss10 Foreigners Buying in the USA

56 topics, 288 posts — Last Post 05/02/12, 07:54PM

Rss10 Canadian Real Estate

26 topics, 130 posts — Last Post 03/19/12, 05:58PM

Marketplace

Real Estate Marketplace

Rss10 Mortgages & Lending

392 topics, 1757 posts — Last Post 05/20/12, 03:10AM

Rss10 Residential Property, Land, & Farms For Sale

760 topics, 1463 posts — Last Post 05/24/12, 06:58PM

Rss10 Real Estate Events & Happenings

118 topics, 505 posts — Last Post 05/07/12, 10:07PM

Rss10 Commercial Properties for Sale or Lease

224 topics, 671 posts — Last Post 05/25/12, 08:42AM

Rss10 Domains & Website Reviews

48 topics, 391 posts — Last Post 05/25/12, 07:07AM

Rss10 Classifieds - Promote your Website, Newsletter, or Product

595 topics, 2801 posts — Last Post 05/23/12, 06:42PM

Off-Topic

Off Topic

Rss10 Off-Topic

1866 topics, 19997 posts — Last Post 05/25/12, 08:12AM

Rss10 Housing News & Real Estate Market

666 topics, 6615 posts — Last Post 05/09/12, 03:11PM

BiggerPockets Resources

Cabinets Subscribe to Cabinets

15 posts by 13 users

Signup

Real Estate Investor · Baltimore, Maryland


I am getting mixed answers on the estimated cost of replacing cabinets.
We're looking to replace cabinets. Nothing fancy, but no cheap-looking stuff either.
What does it cost to have one cabinet installed (parts and labor) - say average size cabinet in the average size kitchen

Thanks


Real Estate Investor · Audubon, Pennsylvania


Originally posted by George P.
...
What does it cost to have one cabinet installed (parts and labor) - say average size cabinet in the average size kitchen

...


Go to Home Depot or Lowes, and get the price for their typical 10x10 kitchen layout to do comparisons.

There is no such thing as "average size cabinet in the average size kitchen". Cabinets are upper and lower; corner units are always more expensive. And larger cabinets are more expensive - but because they are bigger, they cover more space for less money. But a skinny cabinet like a spice cabinet can be less expensive, but since it barely takes up any space - it ends up costing more per unit of area covered.

So, that's why I suggest you get a "typical 10x10 layout" and compare prices for those.


Real Estate Investor · Atlanta, Georgia


Good suggestions by Steve...

Also, to give you an idea of what I pay, I generally do maple cabinets with a cherry finish and laminate countertops, and all-in cost (including cabinets, countertops, delivery and installation) is between $3600-3800 for a standard kitchen in a standard 3/2 SFH.

I won't post any links to my blog here (don't want to violate any forum rules), but if you go to "House Pics" on my blog, check out the Staging Pics for houses #17, #14, #13, #5, and #3. That should give you an idea of the quality/finish that I'm paying for...

You can find cheaper, and you can CERTAINLY find more expensive, but I've found this to be a great selling feature over builder-grade cabinets, without much additional cost...

J Scott, Lish Properties, LLC
Telephone: 770-906-6358
Website: http://www.123flip.com
http://www.123flip.com


Architect · Milwaukee, Wisconsin


To get a better idea of the market, I would get more bids. You should have no problem getting 6-8 bids. Make sure the work scope is the same.

Cheap cabinets in milwaukee will run you $100 L.F. Plus another $65/lf for install. I would add 5% for mobilization. Typical kitchen is 10x10 with an additional 12 feet of upper cabs.

This is probably a waste of time, however. I would get more bids.


Real Estate Investor · Wheat Ridge, Colorado


Cabinets also vary HUGELY in price.

These cabinets here:



Cost about 10% of what I paid to have cabinets put into my house back when I didn't realize how much profit there was in this business. Now, I probably have 50% more cabinets in my house because there's a peninsula over to the left. And I installed these myself vs. having them installed in my house. But these are brand new and look great. I paid about $1600 for those cabinets.

Small_flying-phoenixJon Holdman, Flying Phoenix LLC



Jon,

Where did you find those cabinets: big box stores by order, small cabinet manufacturers, big box store in-stock cabinet boxes, the amish?

I agree that installing them yourself and just finding good raw material (cabinets) on the cheap is the key.


Real Estate Investor · StL, Missouri


I'm not sure about how interested you are in getting your hands dirty, but cabinets are very easy to install. The bottom cabinets you move into place and secure to studs in the back and through the face frames to keep the fronts flush (shim as needed). The upper cabinets are a bit harder because you have to keep them suspended while you drive the screws. The trick to the upper cabinets is to spend your time leveling and attaching a 2x4 to the wall where the bottom of the cabinets are going to be. Lift the cabinet on to the 2x4 to hold it in position and attach to studs and through face frames. Remove the 2x4, patch and paint the small holes and you're done. I've done upper cabinets by myself this way but it is much easier to do with a partner.


Real Estate Investor · Milwaukee, Wisconsin


Jason,

Who are you buying from again. As I remember, they install them in your price.

Thanks,

JEFF


Real Estate Investor · Atlanta, Georgia


Originally posted by Jeffrey K.
Jason,

Who are you buying from again. As I remember, they install them in your price.

Yup, the prices above include delivery and installation...

I have a local cabinet supplier who works with several different manufacturers; the particular manufacturer that we use is a local company called Liberty Cabinets. Last time I checked they focused on the Atlanta and North Georgia markets, and weren't willing to deliver any further north than Chattanooga, TN.

J Scott, Lish Properties, LLC
Telephone: 770-906-6358
Website: http://www.123flip.com
http://www.123flip.com


Real Estate Investor · Manlius, New York


George, what I have done successfully on the last couple of houses that I have done is to watch Craigslist for kitchen cabinets. Many times when a homeowner is remodeling their kitchen, they will sell their existing kitchen for very little. I have been able to purchase complete kitchens, - cabinets, sink, faucet, counter tops, and all appliances for very little money. I have had to relocate a window or two to make it work but on a complete renovation, I plan on doing that anyway. If the cabinets have not been removed yet, make sure you tell the homeowner that your offer is contingent upon the contractor carefully removing the cabinets. They are usually focused on the new stuff and might be too concerned about keeping your cabinets pristine.


Real Estate Investor · Wheat Ridge, Colorado


I got those from a local company here called "Buy and Build". They mostly sell cabinets, but also tile and trim. No relationship with them other than buying these cabinets.

Small_flying-phoenixJon Holdman, Flying Phoenix LLC


Real Estate Investor · Manteno, Illinois


I've done RTA (ready to assemble) cabinets and have been pretty happy with the results. I bought the mid-range lines.

Depending on what you're doing, you might also be surprised at the used cabinets you can get off ebay. The only trick there is getting the layout to work with your house. Not all of the deals on there will work obviously but some will and you won't beat the prices.


Real Estate Investor · Little Rock, Arkansas


Got a Tip....
We reinstalled some of the cabinets we pulled from the kitchen into the laundry room and garage after painting them and replacing hardware. Everyone really loves them.
Don


Rehabber · Grand Blanc, Michigan


In my flips, I also use Maple cabinets with a real dark finish. They're manufactured by Merillat and a typical kitchen will run me ~$3,000. "Typical" is the variable since every layout is different.

Usually I do granite in a flip (especially if new cabinets are in order) with under mount sinks. Including the sinks installed, I'm getting granite installed for $32 a square foot for 1" material.

For rentals, I get the in-stock cabinets from Home Depot. I load up on inventory when they have the 20% off in-stock cabinet sale. Then I put another 10% off coupon on top of that. Rentals get the pre-cut laminate slabs from Depot. We cut them to fit as necessary.



I also buy used cabinets. Usually have to take them out yourself as homeowner has low skills. Least I dont take them out like the flip shows,,,with a sledge hammer. Those shows could sell most cabinets if they are box cabinets. Most of them I replace are 'peach crate' cabinets,,built in place from old peach crates.

My reno will get a set of repops finished pretty dark. IF I dont like the looks I will paint them to lighten up. I find older cabinets have better wood than particle board loaded new ones. If I didnt do used I would go unfinished from Mennards. They are solid oak fronts anyway.

Used ones are usually 3 to 500 bucks here and last set was huge. When I get all my cabinets in I will still have about half left over for and laundry garage storage. Box cabinets can be used in any configuration by changing where they screw together, where built in place has set layout which never works.

All home improvement stores have price for typical layout on a per running foot basis

Now have to figure out how to saw, buy and install granite




Sign up