Hidden Costs in Kitchen Remodels (And How We Quote Around Them)

The number that surprises people in kitchen remodels isn't the headline $150,000 budget. It's the $25,000 of "stuff that came up" that nobody warned them about. Most of these surprises are predictable if you know what to look for. Here are the eight most common ones in LA kitchen projects, and how we proactively budget for each.

1. Older-home discoveries (5–15% of project)

Pre-1970s LA homes routinely surface things during demolition that nobody knew about:

• Knob-and-tube wiring behind the cabinets — must be replaced to current code, especially if any electrical changes are happening.
• Galvanized supply pipes — older pipe material that corrodes from the inside; usually upgraded to copper or PEX during remodel.
• Asbestos floor tile under linoleum — requires licensed abatement before demo.
• Lead paint on door frames or window trim — requires lead-safe practices during removal.
• Termite or water damage behind walls — invisible until demo exposes it.

How we budget: 5–10% contingency line for any home older than 1970. We don't always need to use it, but we don't want to scramble if we do.

2. Permit and plan-check fees ($1,500–$5,000)

The permit itself isn't free. LADBS, Beverly Hills B&S, Santa Monica B&S, and other jurisdictions all charge plan-check fees, building permit fees, electrical fees, plumbing fees, mechanical fees. Total runs $1,500–$5,000 for a kitchen remodel depending on scope and city.

How we budget: Quoted as a separate line item, not folded into "labor." You see the real cost.

3. Structural engineering ($2,000–$8,000)

If you're moving any wall — especially the wall between the kitchen and the living/dining area in an older home — that wall is probably load-bearing. Removing it requires a structural engineer to size the beam that replaces the wall's load function. The beam itself costs more too — wood beam $500–$2,000, steel beam $3,000–$8,000.

How we budget: Identified during design. If wall removal is on the table, structural engineering and beam cost are quoted up front.

4. Electrical service upgrade ($3,000–$8,000)

Older LA homes often have 100-amp electrical service, sometimes 60-amp. Modern kitchens with electric ranges, multiple appliance circuits, and upgraded lighting frequently push the home past available capacity. Upgrading service to 200-amp involves coordination with LADWP and a permitted upgrade.

How we budget: Electrical evaluation during design phase. If service upgrade is needed, it's quoted up front.

5. HVAC adjustments ($1,500–$5,000)

Removing walls or rearranging the kitchen often requires moving ductwork, rerouting air supply or returns, or upgrading the range hood vent. New range hoods need exterior venting (NOT recirculating filters) per current code in most LA jurisdictions.

How we budget: Reviewed during design. Most HVAC tweaks are minor; major rerouting is identified up front.

6. Material allowance overruns ($5,000–$25,000)

This is the most common overrun. Quotes typically include "allowances" for materials you haven't picked yet — countertops, hardware, tile, light fixtures, plumbing fixtures. Once you start choosing, you almost always go over the initial allowance:

• Countertop: $80/sq ft allowance, but you fall in love with $200/sq ft Calacatta. +$8,000.
• Tile backsplash: $15/sq ft allowance, you choose handmade zellige at $40/sq ft. +$1,500.
• Hardware: $35/pull allowance, you upgrade to $90/pull brass. +$2,200 across 40 pulls.
• Faucet: $400 allowance, you choose a $1,200 Kohler. +$800.

How we budget: We quote allowances explicitly with what they buy ("the $80/sq ft tier gets you these countertop options"). Clients can stay within or upgrade — but the cost of upgrading is documented before the order is placed.

7. Mid-project change orders ($3,000–$15,000)

Almost every project has 1–4 mid-construction changes that weren't in the original scope:

• "Could we add an outlet here?" → +$200
• "Let's actually do under-cabinet lighting" → +$1,500
• "Now that I see it, can we move the island 4 inches?" → +$2,500 (cabinets, plumbing, electrical all affected)
• "Let's upgrade to the better range hood" → +$800
• "Can we add a beverage fridge?" → +$1,500 (cabinet rework + plumbing if it's a built-in)

How we budget: We document every change order in writing with the cost spelled out. You decide before the work proceeds. No surprise charges, but the costs add up.

8. Living arrangements during construction ($1,500–$8,000)

Things people don't think about until they're living through them:

• Eating out more. $200–$500/week in restaurant meals during the demo and rough-in phase.
• Temporary kitchen setup. Hot plate, microwave, mini-fridge, paper plates. Maybe $300 in one-time setup.
• Hotel stays for a few of the heaviest construction days (especially if you have small kids or a sound-sensitive household). $200–$500/night × 3–7 nights.
• Storage of kitchen contents if you don't have a garage to use. $50–$200/month for a storage unit during the project.

How we budget: Not on our quote, but we discuss it during the planning phase so clients can prepare. Most clients don't allocate enough for "life during the remodel."

How we proactively quote around these

Our quotes are line-itemed with explicit allowances and contingency:

• Hard costs (cabinets, labor, permit fees) — fixed
• Allowances (countertops, tile, hardware, fixtures) — quoted at a level, with what that level buys
• Older-home contingency — 5–10% line item on pre-1970 homes; if not used, returned to you
• Change order process — documented in writing, cost-confirmed before work proceeds

No "surprises" later. The number in the quote is what the project costs unless something changes that we both agree to.

The mistakes that cost the most

Picking finishes after construction has started

Once cabinets are installed, your countertop fabricator can't template until the cabinets are in place. If you haven't picked your countertop slab by then, you'll add 3–6 weeks waiting for fabrication. We pick everything during design, before construction.

Underestimating "the rest"

Kitchen remodels often expand into adjacent spaces — a small powder room refresh, painting the dining room, refinishing the floors that connect to the new kitchen. Budget 10–15% for "while we're at it" projects, or decide up front not to do them.

Not getting an itemized quote

A quote that's just "Kitchen remodel: $130,000" tells you nothing about where the money goes or what's included. Push for line items. A trustworthy contractor will give them.

Posted by Onn Cohen Meguri, founder of Design Onn Point. CSLB License #1133368.