In the last article, I walked you through why kitchen remodels generate so many expensive surprises after demolition. The electrical that is undersized. The plumbing that is corroded. The subfloor that is rotting. The wall that is load-bearing.
All of those are real problems. All of them cost real money. And all of them are much harder to deal with once the demolition crew has already started swinging hammers.
But here is what I want you to understand: the best time to prevent kitchen surprises is before the first cabinet is ordered. Not after demolition. Not during construction. Before. And the tool that does the preventing is the contract itself.
A kitchen contract is not a formality. It is the single most important document you will sign for your remodel. It dictates what you get, what you pay, and what happens when something goes wrong. A complete contract protects you. An incomplete contract protects the contractor.
I have reviewed dozens of kitchen contracts over the years. Here is what I look for before I recommend a homeowner sign anything.
Why Kitchen Contracts Are Different from Bathroom or Foundation Contracts
Kitchen contracts are more complex than bathroom or foundation contracts because they involve more trades, more materials, and more sequencing.
A bathroom remodel is relatively contained. A foundation repair is specialized. But a kitchen remodel touches everything: plumbing, electrical, gas, HVAC, structural, cabinetry, countertops, flooring, painting. Each one of those is a subcontractor. Each one has its own scope. And each one has its own potential for cost overruns.
A good kitchen contract does not just list the work. It coordinates the work. It tells you who is doing what, when they are doing it, and how they are going to do it together. And it puts all of that in writing before you order a single cabinet.
If your contract does not do that, you are not buying a remodel. You are buying a series of surprises.
The Cabinet Section: Where Most Contracts Are Vague
Cabinets are the largest single line item in most kitchen remodels, and they are also the section where contracts are most often incomplete.
Here is what I look for in the cabinet section of a kitchen contract:
1. Brand and Series
"Custom cabinets" is not enough. "Semi-custom" is not enough. The contract must specify:
The manufacturer (e.g., KraftMaid, Wellborn, Schuler, or a local custom shop)
The product line or series
The door style and wood species
The finish or paint color (with a manufacturer code)
I have seen contracts where the homeowner chose a specific door style during the sales presentation, but the contract simply said "white shaker cabinets." When the cabinets arrived, they were a different product line—lower quality, different construction, and a noticeably different shade of white.
What to look for: A written description that matches your selection sheet. If the contract does not reference your selection sheet, your selection is not part of the contract.
2. Construction Details
The contract should specify:
Cabinet box material (plywood vs. particleboard)
Dovetail or dado joinery on drawers
Soft-close hinges and drawer slides (brand and type)
Adjustable shelves (how many, and are they included?)
A complete contract includes all of this. A vague contract says "custom cabinets" and leaves the details to the manufacturer. The difference in quality can be thousands of dollars.
3. Scope of Installation
Cabinet installation is not just "hang the boxes." A complete scope specifies:
Who is responsible for shimming and leveling
Who is responsible for scribing to uneven walls
Who is responsible for cutting around plumbing or electrical
Who connects the cabinets to the wall and what fastener system is used
Who installs the crown molding and trim
Who installs the hardware
If the contract says "cabinet installation included," that is not enough. Ask what is included. And get the answer in writing.
4. Delivery and Storage
Kitchen cabinets are expensive and can be damaged by moisture or rough handling. The contract should specify:
When the cabinets will be delivered
Who is responsible for unloading and moving them into the home
Where they will be stored during the remodel
Who is responsible for inspecting them upon delivery (and what happens if they are damaged)
I have seen cabinets delivered on a rainy day and left in the driveway because the contractor was not on site. The homeowner was the one who had to file the damage claim.
The Countertop Section: Specifications Matter
Countertops are the second largest line item, and they are often treated in the contract as an afterthought. Here is what a complete countertop scope includes:
1. Material Specifications
"Granite countertops" is not enough. The contract must specify:
The exact stone or material
The color and pattern (with a manufacturer name and code)
The thickness (typically 2cm or 3cm)
The finish (polished, honed, leathered)
The edge profile (e.g., eased, beveled, bullnose, ogee)
2. Seams and Layout
The contract should include a template or diagram showing where seams will be placed. It should also specify:
The maximum seam width
The seam adhesive (color-matched or clear)
Whether the seam is polished on site
3. Backsplash and Sink Integration
A complete scope specifies:
Who supplies the sink (you or the contractor)
Who is responsible for cutting the sink opening
Whether the sink is under-mounted or drop-in
The backsplash material, height, and scope
4. Removal and Disposal
Who removes the old countertops? Where do they go? Who pays for disposal? If the contract is silent, you are paying for it.
The Appliance Section: Who Supplies What?
Appliances are another area where contracts get vague. Here is what I look for:
1. Specifications
The contract should list:
The make and model of each appliance
The color or finish
Who is responsible for supplying them (you or the contractor)
Who is responsible for delivery
Who is responsible for installation and hookup
2. Hookups and Connections
The contract must specify:
Who runs the gas line to the range (if applicable)
Who runs the electrical circuit for the range and microwave
Who connects the dishwasher to the drain and water supply
Who vents the range hood to the exterior
Who disconnects and removes the old appliances
3. Delivery Timing
When will the appliances be delivered? If they arrive before the kitchen is ready, where will they be stored? If they arrive after the cabinets are installed, who is responsible for scheduling the installation?
The Unknown Unknowns: Unforeseen Conditions
No contract can predict every problem. But a good contract tells you how problems will be handled when they are discovered. Here is what I look for:
1. A Pre-Demolition Discovery Clause
Some contractors offer a pre-demolition discovery period—a few hours with a plumber, an electrician, and a structural specialist who can look behind access panels and open small sections of wall to identify hidden issues before demolition begins.
A contract that includes this is a contract that wants to reduce surprises. A contract that does not include it is a contract that plans to charge you for every surprise as it appears.
2. A Change Order Process
The contract must specify:
How change orders are requested (written notice required)
How they are priced (time and materials, or a fixed fee?)
Who approves them (you, and only you)
Whether there is a cap on change orders (some contracts have an "allowance" for unforeseen conditions)
3. A Material Selection Deadline
If you are responsible for selecting materials (tile, flooring, paint, hardware), the contract must specify when those selections must be made. If you miss the deadline, the contractor may proceed with their own selections—and charge you for the cost difference.
The Contractor Section: Who Is Actually Doing the Work?
Your contract should state exactly who is performing the work. Here is what I look for:
1. General Contractor vs. Subcontractors
If the contract is with a general contractor, the contract must specify:
Which trades will be subcontracted
Who the subcontractors are (by name, not just "licensed and insured")
Whether the general contractor is supervising the subs or just coordinating them
2. License and Insurance Verification
The contract must include:
The contractor's license number and issuing state
Proof of general liability insurance and workers' compensation insurance
The policy numbers and expiration dates
If the contractor says "I have insurance" but does not include the policy number in the contract, you have no proof. And if something goes wrong, you will not be able to file a claim.
3. Warranty
A complete contract includes:
A warranty on the workmanship (typically one year)
A warranty on the materials (pass-through from the manufacturer)
Contact information for warranty claims
What happens if the contractor is no longer in business
The Timeline: What Happens When Things Go Wrong?
A kitchen remodel should have a timeline. Here is what a complete timeline includes:
Start date: The day demolition begins
Milestone dates: Rough-in inspections, cabinet delivery, countertop templating
Completion date: The day the final inspection is passed and you can use the kitchen
Liquidated damages: What happens if the contractor misses the completion date (usually a daily credit to you)
If the contract does not include liquidated damages, the contractor can delay with no financial consequence. And you are the one living without a kitchen.
My Rule for Older Homeowners
Before you order a single cabinet, sit down with your kitchen contract and go through this list. Ask yourself three questions:
Does this contract tell me exactly what I am getting—cabinets, countertops, appliances, and every trade?
Does this contract tell me what happens when something unexpected is discovered?
Does this contract tell me who is doing the work and who is responsible for the result?
If the answer to any of these is no, do not sign. A complete contract is not a luxury. It is a necessity. And it is the best tool you have to prevent a kitchen remodel from becoming a series of expensive surprises.
