What happens during a kitchen remodel, from demolition to finish?

The short answer

A kitchen remodel moves through the same stages in nearly every house: plan, contract and permits, demolition, rough-in of the hidden systems, inspection, closing up the walls, cabinets, countertops, and finish work, ending with a final inspection. What changes from one kitchen to the next is how many of those stages your job needs. A refresh that keeps the layout skips most of the middle; a gut remodel that moves the sink or a wall goes through all of it.

This is work for a licensed contractor and licensed trades. Here is what happens at each stage, so you know what to expect and what to check.

Planning and design

Virginia's Board for Contractors puts planning first: decide exactly what you want done, how you want it to look when it is finished, and how much you can spend.^[1] Good plans get accurate bids. The layout, the cabinet line, the counter material, appliances and lighting should all be chosen, or at least priced as allowances, before anyone quotes.

The Board for Contractors gives an example of the difference specific wording makes. "Install oak kitchen cabinets manufactured by Company XYZ, model ABC, as per the plan" is a good description; "Install some cabinets" is not.^[1]

Contract and permits

Under the Board for Contractors' regulations, a residential contract must be in writing and signed by both parties before work starts or payment is accepted, and must state when work is to begin and the estimated completion date.^[6] It must also include a statement that the contractor will comply with all local requirements for building permits, inspections, and zoning.^[6]

Which permits your kitchen needs depends on the work. Under the Uniform Statewide Building Code, a permit is needed for the removal or addition of any wall or partition, and for work on the water supply and distribution system, sanitary drainage or vent system, electric wiring, mechanical systems or fuel supply systems.^[2] Installing or replacing cabinetry or trim is exempt.^[2] Craig County lists "Interior alterations (including finished basements) except new floors, carpet, paint, trim work" among the jobs that need a permit there.^[4]

The board advises not letting work start until the contractor has given you copies of the permits that were issued.^[1] Let the contractor pull them. The board warns that whoever holds the permit becomes the general contractor and takes on responsibility for the whole job, which can include taxes, workers' compensation and other legal liabilities.^[1] Its advice is to leave the permits to the contractor unless you have a lot of construction experience.^[1]

Demolition

Demolition clears the room down to what stays: old cabinets, counters, and often flooring, drywall or plaster. The contractor shuts off and caps the utilities that serve the kitchen first, and usually seals off the work area to keep dust out of the rest of the house. This is also when hidden problems show up, such as water damage under the sink, rot in the subfloor, or old wiring.

Two rules matter in older homes. Removing or disturbing any asbestos-containing materials during construction or demolition also requires a permit.^[2] And under EPA's rule, anyone paid to perform work that disturbs painted surfaces in homes built before 1978 must be certified and their employees trained in lead-safe work practices.^[5] Ask about both before demolition day if your house is that old.

Rough-in and inspections

With the walls open, the licensed trades set the new layout: supply and drain lines for the sink, dishwasher and any island; circuits, boxes and outlets for counters and appliances; the range hood duct; and, where there is one, the gas line to the range. Any framing changes happen at this stage too.

Then the building official inspects. The code's minimum inspections cover the electrical, mechanical and plumbing materials, equipment and systems before they are concealed,^[3] and the structural members and fasteners before they are concealed^[3] when framing has changed. It is the permit holder's duty to tell the building official when the work reaches a stage that needs an inspection.^[3] If the inspector finds defects, they must be corrected and reinspected before any work goes ahead that would hide them.^[3] That is why the walls stay open until the rough-in passes.

Walls, floors and cabinets

Once the rough-in passes, insulation goes into exterior walls where needed, then drywall, taping and primer. Flooring often goes down before the cabinets, though some contractors set cabinets first and floor up to them. Base cabinets are leveled and fastened, then wall cabinets go up.

Countertops

Stone and quartz counters are usually measured by the fabricator after the base cabinets are set, then cut in the shop with openings for the sink and cooktop. The wait between measuring and installation is a common source of delay, so ask for the fabricator's lead time when you choose the material. Laminate and some solid surface tops can be faster. The sink is often set as the counters are installed.

Finish work and final inspection

Last come the backsplash, the plumbing fixtures and dishwasher hookup, outlet covers, lights, appliances, cabinet doors and hardware, and paint touch-ups. Then comes the final inspection: when the building official approves it, all the work under the permit has been found to comply with the code and the permit is complete.^[3]

Changes along the way are normal, but they should be on paper. The board advises putting every change to the signed contract in a clearly worded change order that you both sign.^[1] It also notes that weather or the supply of materials can delay a job.^[1]

Before the last payment, walk the kitchen with the contractor and make a punch list. The board's advice is to confirm that every required building inspection has been passed,^[1] and not to sign a completion certificate until all the work in the contract is properly done.^[1] Keep the permits, change orders, appliance manuals, warranties, and "Lien releases from subcontractors and material suppliers"^[1] in your job file.

When to call a licensed pro

From the first plan, a kitchen remodel is licensed work. The Board for Contractors says that when one contract covers plumbing, electrical and carpentry work on a kitchen, you should hire a licensed general building contractor.^[1] Check the contractor's licence before you sign, and read what a kitchen remodel costs in Virginia and how much deposit a contractor can ask for before you pay. You can browse kitchen remodeling businesses, find remodeling contractors in Blacksburg, or read every remodeling answer.

When you are ready, describe your kitchen project once and licensed local contractors will quote it.