Kitchen Remodel — Full Scope

This proposal covers a full kitchen remodel at {{client_address}} (approximately {{kitchen_sqft}} sq ft). Scope includes:

Demolition & prep

• Protect adjacent living areas with plastic dust walls and floor protection

• Remove existing cabinets, countertops, appliances, backsplash, flooring, and drywall as required to access walls and plumbing/electrical runs

• Temporary kitchen setup (if included by Change Order): basic microwave/sink station in designated area

Structural & layout

• Non-load-bearing wall removal/relocation per design (if applicable); engineered LVL or beam install priced by Change Order

• Soffit removal and drywall patch

• Floor leveling and subfloor repair as needed for new cabinetry

Mechanicals

• Relocate gas line for range, water line for refrigerator and dishwasher, and drain line for sink

• Add dedicated circuits for range, microwave, dishwasher, disposal, and refrigerator per NEC

• Add or relocate under-cabinet lighting circuits, recessed cans, and pendant rough-ins

• HVAC register relocation as required (ductwork by qualified sub; additional cost if beyond 8 feet of existing location)

Cabinet, counter, and finish install

• Install {{cabinet_line}} cabinets per approved layout; includes all fillers, crown, light rail, and hardware

• Template and install {{counter_material}} countertops and matching backsplash (or selected tile backsplash)

• Install {{appliance_list}}; connect, level, and test

• Paint walls and ceiling (two coats over primer); install new baseboards at kitchen perimeter

• Install new flooring per selection

Final

• Touch-up punch list; deep clean; remove all construction debris

Estimated duration: 8–12 weeks from permit issuance to substantial completion.

• **Weeks 1–2:** Demolition, structural modifications, rough-in

• **Week 3:** Drywall, paint prep, flooring underlayment

• **Weeks 4–5:** Cabinet installation (lead time-dependent)

• **Week 6:** Counter template, fabrication, and install (typically 10–14 days between template and install)

• **Week 7:** Appliance install, backsplash, trim

• **Weeks 8–10:** Punch list, final inspections, closeout

Start date: on or about {{start_date}}. Substantial completion: {{completion_date}}. Cabinet and appliance lead times are the most common source of schedule variance and are not under contractor control.

Total contract price: {{total}}

Fixed-price with the following draw schedule:

• **Deposit: {{deposit}}** — at signing (covers design finalization, cabinet order, permit)

• **Demo & rough-in draw: 25%** — upon completion of demolition and rough-in inspections

• **Cabinet install draw: 25%** — upon cabinet set and aligned

• **Countertop install draw: 20%** — upon stone install

• **Substantial completion: remaining balance** — upon appliance install, final inspection pass, and punch list sign-off

Draws are invoiced the day the milestone is achieved and due within five (5) business days. Cabinet and stone orders are non-refundable once placed; deposit is forfeit against those orders if {{client_name}} cancels after fabrication begins.

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

• Appliance cost unless explicitly included in line item (appliances typically owner-supplied)

• Structural engineering fees (billed at $750–$1,500 per stamped drawing set)

• Hardwood floor refinishing in adjacent rooms

• Window or exterior door replacement

• HVAC duct re-routing beyond 8 feet of existing location

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

• Cabinet lead time of 6–8 weeks from order placement; {{client_name}} selects and approves cabinet order within 5 business days of contract signing

• Countertop template occurs after cabinets are set and level

• Existing electrical panel has capacity for new dedicated circuits (confirm at site visit; panel upgrade priced separately if required)

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}}