This is the third and final article in our series on how to remodel a kitchen for under $4,000. In the first article, we described the factors we consider in deciding whether we undertake a major kitchen overhaul. In the second article we described how we design the remodel and select the materials. In this article, we will describe how we pick a contractor, show you the detail of our costs, show you pictures of the kitchen, and suggest a couple of easy, low-cost ways to set your property apart from the competition. Oh, and we’re going to reveal why this series should have been called “How to Remodel a Kitchen for Under $4,307.” In anticipation of this last point let me assure you that it’s all Mike’s fault.

How to pick a kitchen contractor

The easiest way to pick a kitchen contractor is to know how NOT to pick a kitchen contractor. Don’t hire a company that specializes in kitchens. They may do great work, but they cost an arm and a leg. I know, having just finished a major kitchen remodel in my own home. And don’t pull out the yellow pages. Your contractor isn’t there either. You want to pay for the remodel, not the box ad in the phone book or the 800 number.

We hire individuals (not companies) who have basic carpentry, plumbing, and electrical skills. And we hire them to handle most of the repairs to the home, not just the kitchen. This helps in getting the best price possible.

Personal referrals are always the best place to start. Nearly everyone knows someone who knows a guy that works for the yellow pages company but does handyman work on the side. Granted, a kitchen remodel is no small task, but a structural engineer is probably a little overkill. So, if you find someone with some skills, a personal referral, and maybe a prior job that the someone has done and you’re most of the way there.

With hiring individuals, we don’t rely on them for every task that we might expect from the yellow pages company. We do the layout and design part and pick the materials. This not only saves on labor costs, it also avoids some unpredictable (and frequently less desirable) materials choices.

After a while, you’ll develop relationships with contractors that you feel comfortable relying on. These contractors typically work one job at a time, so you get their nearly undivided attention until the job is done. In the case of No Basement, the cost of the contractor’s labor for the kitchen was $1,000.

Total Costs

Here are the total costs for the project:

In my opinion, the kitchen rehab increased the value of the home by at least $10,000. Not a bad return on investment.

Pictures of the Kitchen

I know this is the moment you’ve all been waiting for. Well, here you go. Pictures of a kitchen that almost cost under $4,000:

Photo Credit: mahmut

Wait a minute. That’s a picture of Mike’s kitchen. Sorry about that. Here’s our $4,000+ kitchen:

Ways To Make Your Investment Stand Out

Kitchens are where you get the bang for the buck, so consider spending a couple more than you have to. Here are three easy, inexpensive ways to do it. First, upgrade the standard builder-grade faucet. A recognized brand high-arc faucet can cost as little as $20 over the one that you see in every new-build starter, yet it makes the kitchen stand out. Second, while granite might break the budget, ditch the pre-formed off the shelf counter. Instead, find a supplier that sells the laminate counter top materials and have your carpenter build it. The laminate finishes come in far more varieties than the off the shelf counters. Also, since virtually no wall of a frame home is ever a straight line, installation of two-piece counter/backsplash is typically easier. Finally, upgrade the lighting. Again, the cost difference is minimal but adds much to the visual picture.

I have to admit that Mike did a great job on this rehab, even if he did blow our $4,000 kitchen budget by an eye-popping $307. We’ve been looking to buy another rental property, so Mike will likely get a second chance at actually bringing a rehab in under budget.