Full Kitchen Remodel

This proposal covers a complete renovation of the kitchen at {{client_address}} — approximately {{kitchen_sqft}} sq ft.

Phase 1 — Demo & rough-in

• Demo and haul-off of existing cabinets, countertops, backsplash, flooring, and fixtures

• Remove non-structural walls per approved plan (structural changes quoted separately by Change Order)

• Rough plumbing: relocate or extend supply/drain as needed for new layout

• Rough electrical: new circuits for island, refrigerator, dishwasher, microwave, garbage disposal; GFCI protection at all counter locations per NEC

• Install blocking for wall-mounted upper cabinets and range hood

• Install subfloor patches as needed; floor prep to within 3/16" over 10 ft

Phase 2 — Cabinets & countertops

• Deliver and install {{cabinet_brand}} (lead time per manufacturer; install begins after delivery confirmed)

• Install cabinet hardware per selections

• Template, fabricate, and install {{countertop_material}} countertops

• Undermount sink cutout included; vessel or apron-front requires field template confirmation

• Install tile backsplash per selections (material owner-supplied unless otherwise stated)

Phase 3 — Finish work

• Install hardwood, LVP, or tile flooring per selections (material scope stated in Pricing)

• Finish plumbing: install faucet, garbage disposal, dishwasher connection

• Finish electrical: install lighting fixtures, outlets, switches, and range hood

• Install {{appliance_plan}}

• Paint walls, ceiling, and trim (color per owner selections)

• Install crown molding and cabinet filler strips where applicable

Phase 4 — Punch & closeout

• Touch-up paint, caulk, and grout

• Walk-through with {{client_name}}; punchlist completed within 5 business days

• Final clean including cabinet interiors

Estimated project duration: 5–8 weeks from start date, depending on cabinet lead time and material selection timing.

• **Weeks 1–2:** Demo, rough plumbing, rough electrical, prep

• **Weeks 3–4:** Cabinet delivery and installation, countertop template and fabrication (typically 7–14 days after template)

• **Weeks 5–6:** Countertop install, backsplash, flooring, finish plumbing/electrical

• **Weeks 7–8:** Appliances, punch, paint, final clean

Start date: on or about {{start_date}}. Schedule assumes material selections finalized at least 14 days before start. Cabinet lead times vary 4–12 weeks; project schedule is set after cabinet order is placed.

Total contract price: {{total}}

Fixed-price contract based on selections documented at signing. Substitutions after material order may result in a Change Order.

Payment schedule:

• **Deposit: {{deposit}}** — at signing; authorizes material order and reserves crew

• **Rough-in milestone:** upon completion of demo, rough plumbing, and rough electrical (typically end of Week 2)

• **Cabinet milestone:** upon completion of cabinet installation (typically end of Week 4)

• **Balance:** upon substantial completion and client walk-through approval

NOTE: Countertop fabrication is templated after cabinets are installed — any owner-requested change to countertop edge profile or material after templating is billed at $75/hr plus material cost difference.

Deposit at signing (reserves start date and authorizes cabinet order); milestone payments at rough-in completion and cabinet installation; balance on substantial completion. Payment due within 5 business days of each milestone invoice.

Invoices are due upon receipt. Payments more than ten (10) calendar days past due accrue a service charge of one and one-half percent (1.5%) per month on the unpaid balance, or the maximum rate permitted by law, whichever is less. {{contractor_name}} reserves the right to stop work and preserve lien rights if any progress payment is not received within five (5) business days of the due date. All retained mechanic's lien, stop notice, and bond rights under applicable state law are preserved.

The following items are specifically NOT included in the contract price and are the responsibility of {{client_name}} unless added by written Change Order:

• Permits, plan-review fees, and jurisdictional inspection fees unless explicitly itemized above

• Repair or remediation of pre-existing code violations discovered during the work

• Asbestos, lead paint, mold, or other hazardous material abatement

• Structural engineering, architectural drawings, or third-party design services

• Finish selections, fixtures, or appliances not listed in the itemized scope

• Work on concealed systems (electrical, plumbing, HVAC, framing) beyond the points of connection identified

• Landscaping restoration beyond returning disturbed areas to rough grade

• Post-completion cleaning beyond construction broom-clean

• Structural wall removal or beam engineering (quoted separately; requires structural engineer sign-off)

• Permit fees (included in total where required; owner reimburses if cost changes after permit application)

• Appliance purchase (owner supplies; contractor provides connection only unless otherwise stated)

• Window or exterior door replacement

• HVAC modifications (new hood liner duct routing included; other HVAC changes by Change Order)

• Ceiling or floor repair outside the kitchen footprint

• Asbestos or lead-paint abatement (pre-1978 homes may require testing; abatement by licensed sub, billed separately)

This proposal is based on the following assumptions. If any assumption is incorrect, the contract price and schedule are subject to adjustment by Change Order:

• Site access is available during normal working hours (7am–5pm, Monday–Saturday)

• Adequate parking is available within 100 feet of the work area

• Electrical power and potable water are available on-site at no cost to contractor

• Existing structural elements, waste lines, water supply, and electrical service are in serviceable condition unless noted

• {{client_name}} will remove personal property, artwork, and valuables from the work area prior to start

• Work is based on a single mobilization; re-mobilization required due to delays outside contractor's control will be billed at current rates

• All material selections (cabinet door style, finish, hardware, countertop, backsplash tile, flooring) are finalized at least 14 days before start

• Existing electrical panel has capacity for new circuits; panel upgrade not included

• Water shutoffs and drain stack are accessible and in working order; rotted or corroded supply lines replaced at T&M

• No hidden mold, asbestos, or structural damage beyond normal renovation conditions

• Owner is responsible for removing personal property from kitchen before start date

• Countertop material is available from selected fabricator; rare or imported stone may extend schedule

Any modification to the scope, specifications, materials, or schedule set forth in this agreement must be authorized in writing as a Change Order signed by both parties before the work is performed. Each Change Order will describe the modified scope, any adjustment to the contract price, and any impact on the schedule. Verbal instructions do not modify this agreement. Additional time and cost associated with unforeseen conditions — including but not limited to concealed rot, asbestos, mold, faulty prior installation, unmarked utilities, or code-required upgrades triggered by the work — will be documented as a Change Order and billed at the rates stated in this proposal or at {{contractor_name}}'s then-current published labor rates, whichever is in effect at the time the condition is discovered.

{{contractor_name}} warrants the workmanship of the installed work for a period of one (1) year from the date of substantial completion. Manufacturer warranties on materials and equipment pass through to {{client_name}} as provided by the manufacturer and are the exclusive source of any material warranty. This warranty does not cover normal wear, abuse, neglect, acts of God, subsequent work performed by others, damage from settlement or movement of the building, or modifications to the installed work performed without written consent. To make a warranty claim, {{client_name}} must notify {{contractor_name}} in writing within thirty (30) days of discovering the alleged defect and allow reasonable access to inspect and repair.

This proposal is valid for 30 days from the proposal date ({{proposal_date}}). Pricing is subject to change after that date due to material market fluctuations and scheduling availability. Acceptance requires signature below and receipt of the deposit amount stated in Payment Terms. Upon acceptance, this proposal, together with any attached specifications and subsequent written Change Orders, constitutes the complete agreement between the parties and supersedes any prior oral or written discussions.

**{{contractor_name}}** — License {{contractor_license}}

By: ________________________ Date: ______________

Print Name: ________________________

**{{client_name}}** — Owner / Authorized Representative

By: ________________________ Date: ______________

Print Name: ________________________

Property Address: {{client_address}}