Adding a kitchen - first time rehabber

[Christopher Morris]

Hello BP, 

I’m looking to add a kitchen into my second unit. I’ve read and heard the many issues with subs, is there anything I should be looking out for? What’s tenant friendly / modern nowadays? Only some money up front then full payment when done? 

Any advice would be appreciated! 

[Evan Polaski]

@Christopher Morris, ideally you find a contractor that will take payment on completion.  For a full kitchen that is probably unrealistic, but ideal.  

Short of payment on completion, there should be minimal upfront, maybe 30% if contractor is providing at least some of the supplies.  From there, every draw should be done on clear milestones.  

The more that can be paid at completion the better, so don't fall for "final 10% due upon completion" unless you never want your punch list done.  Things like trim, paint touch ups, final caulking, etc are all very painstaking work.  So on paper it seems like not much, but it can be 40% of the overall time to complete job, depending on full scope.

Assuming you are gutting and starting from scratch, I would outline:
- Draw at completion of demo
- Flooring installed and covered
- Electrical rough in passed
- Plumbing rough in passed
- Drywall installed, mudded and sanded
- Cabinets installed, with any crown and pulls
- Counters installed
-Backsplash complete (installed, grouted and caulked)
- Electrical final inspection passed
- Plumbing final passed
- Paint
- Floors finished (if hardwoods)