Kitchen remodel problems

Change orders. These are the number one cause of blown kitchen budgets and they come from vague scopes, not dishonest contractors. If the contract says 'install backsplash' but not which tile, which layout, or who patches the drywall behind it, you will pay for the difference later. Insist on an exclusions list, and treat every change order as a written mini-contract with its own price and schedule impact.

Hidden damage. Demo regularly finds rot at the sink base, out-of-code wiring, or a floor that is an inch out of level across the room. This is why the 10–20% contingency exists. Note that the fix is often genuinely necessary rather than upsold — a contractor who finds soft subfloor under a dishwasher and wants to replace it is doing their job.

Late appliance changes. Cabinets are built to specific appliance dimensions, so switching models after the cabinet order means paying for new cabinetry. Given Fixr puts cabinetry at about 40% of the budget, this is not a small mistake.

Water, before and after. Kitchens are the second wettest room in a house and the damage is slow and hidden. Look for swollen particleboard at the sink base before you commit to refacing, and check under the sink twice a year after the job — most product and workmanship warranties exclude damage from leaks that were left running.

How to choose

Make the exclusions list part of the contract

Ask what is NOT included. Drywall repair, painting, permit fees, appliance hookup, hauling, and code upgrades are the usual suspects.

Require written change orders with prices before work proceeds

'We'll settle up at the end' is how a $40,000 kitchen becomes a $58,000 kitchen. No signature, no work.

Tie payments to completed milestones

Demo complete, rough-in inspected, cabinets set, counters installed, punch list closed. Never pay ahead of the work.

Photograph everything before walls close

Photos of open walls with a tape measure in frame are worth a fortune the next time anyone drills into that wall.

Hold a real retainage until the punch list is done

A final payment held back is the only leverage you have to get the last 5% of the job finished.