Investor · Indianapolis, IN · Member since 2015 · 22 posts · 4 votes
Hi,
My wife and I are rehabbing a duplex doing a 203K, and white we have pretty much everything else on track, our kitchen cabinets and counter tops are becoming a very stressful situation.
Our contractor is wanting $9000+ per kitchen, without counter tops. These aren't fancy cabinets, they are particle board boxed with dovetail drawers and soft close hinges. They are white or grey, but they say that only adds about 15% over stain.
So what can I do to spend less money? I just asked for quotes from 2 companies, has anyone used Cabinets2Go or Kitchen Cabinet Kings?
First - welcome to BP. This is the place to get your questions answered.
My wife and I are in Indy and have completed many kitchen cabinet installs in our properties. It a fairly easy DIY project.
We purchase the cabinets from Menards. They have designers (free of charge) that will create a graphic design of your project. They will assist you in selecting the correct cabinets and countertops. From my experience as a DIYer, a standard generic kitchen (cabinets and countertop) should be under 3k. Appliances, hardware, sink, etc are extra.
Real Estate Investor · Greenback, TN · Member since 2012 · 269 posts · 115 votes
10y
@Mark Wikkerink I think you've already done the right thing by getting some more quotes. Just make sure that you're comparing apples to apples. If the contractor is including everything (material, installation, etc), make sure your other quotes match. You'll know pretty soon if your contractor's price is in line.
Investor, Contractor, Appraiser for Real Estate Appraiser · Lexington, KY · Member since 2015 · 70 posts · 35 votes
10y
That sounds very expensive to me and I have done 5 kitchens this year, but it all depends on the quality of product. $9,000 seems high for low quality. I just did a full kitchen last week from a cabinet company (Hager Cabinets, Richmond, Ky). These were not barber, but they are knock off barber with laminate countertops and installed for $4,000 and I thought that was high. That does not include stainless applaince package $2,000. So, I get a middle of the road working Kitchen with cabinets, countertops, and Applainces for $6,000.
I never use my contractor to do my Kitchens. I use a cabinet place and there is a home depot (preferred by me and ask about the bid room for orders over $5,000) and lowes. Anybody can go either of these stores and price installed cabinets. They charge a small fee to come out and do the drawing and give the estimate, but it is well worth it to make sure you are not getting taken advantage of by the contractor. Thanks for the post and have a great evening!
Investor · Fernandina Beach, FL · Member since 2014 · 557 posts · 374 votes
10y
White or Grey should add 0% over stain. That's ridiculous. There should be no difference. 9k per kitchen for cabinets only? If so, don't ever pay that unless we are talking about huge kitchens.
As other posters have stated, cabinets are an easy DIY.
When you get to countertops, check HD, they do the best top of the line counters for $25-30 per square foot installed. Everyone defaults to granite but quartz is better than granite in every way IMO.
Rental Property Investor · Higginson, AR · Member since 2015 · 123 posts · 101 votes
10y
1st I would look heavily in the DYI, home depot, Lowes here. Take multiple bids and, Talk to other contractors. Sounds like your contractor is getting comfortable with adding on to your quotes.
My HVAC guy I have been doing business with for years has all of a sudden jumped about 500 on our jobs, and everything needs a new unit now. Took some new competitive bids on the last one Saved $500 , repaired what needed replaced on a 7 year old unit. and Now I have a new guy. he has gotten multiple jobs from us, and our other peers.
General Contractor/REI · Indianapolis, IN · Member since 2012 · 12 posts · 4 votes
10y
Mark,
First, welcome to BP. As you can see you will get lots of responses here with good solutions and answers to your questions. I too think that sounds a little strange having paint cost more than stain, unless they are glazed with a 2nd color maybe. Here is a third option for you. We install cabinets that others buy and saves you any product markup. If your kitchen is ready to go installation should be less than $2000. PM me if you have more quetions as we do these a lot.
Now that you've posted on here I'm sure you'll do fine.
Frederick, MD · Member since 2015 · 654 posts · 256 votes
10y
Has construction started using a 203K loan? Before you start shifting gears and considering DIY or another contractor, you might want to check with the 203K consultant for the project.
Investor · Chicago, IL · Member since 2011 · 80 posts · 21 votes
10y
You said no HD, but I use Kitchen Kompact. They have samples behind the Pro Desk; they're not out on display. Limited selection of styles, but they look nice and are made in Jeffersonville, IN so there's a short turnaround time.
Developer · New Orleans, LA · Member since 2015 · 1k+ posts · 898 votes
10y
Search around for kitchen cabinet stores. There are lots of places that sell plywood cabinets that come RTA from China. On my current duplex project (new construction), I am paying $8600 for cabinets and prefab stone countertops. That's installed and that's for both units!
The kitchens are simple L shape kitchens with a small island. Not huge, but not small. Each unit is 2bed 1bath.
The RTA store online has good cabinets, similar to what I'm buying local. Prices are about the same, but you have to assemble the internet stuff.
Indianapolis, IN · Member since 2016 · 5 posts · 2 votes
9y
@David Short Could you PM your cabinet contact? I need some for a single family home in Indy. Any chance you have a flooring contact too- vinyl, laminate, and carpet? Thanks. Your profile is impressive.