True Cost of a Renovation: Kitchen Upgrades

When Hawaii Home + Remodeling asked Randall Omoto of Homeowners Design Center to break down how much a homeowner can expect a kitchen remodel to cost, the industry veteran came prepared with more than an hour’s worth of invaluable advice.

Pricing a renovation, he says, “is like buying a car.” In both processes, people may not fully understand what they’re paying for. Renovations, like car purchases, involve negotiations — consumers should work with trusted professionals to navigate financing questions.

“When homeowners start a renovation, they often ask, ‘How do I know if a contractor is giving me the right advice?’” explains Omoto. “‘How do I know that I’m going to be happy with this design and layout for the rest of my life? How do I know that the materials I’ve selected will be long-lasting? How do I know that I’m being charged fairly?’”

At Homeowners Design Center, Omoto and his wife, Jessica, provide free project consultations. With kitchens being the most popular area to upgrade, we asked Omoto to break down the true costs of that type of renovation.

Contact Homeowners Design Center at (808) 847-0216 or visit homeownersdesign.com.

Homeowners Design Center provides high-quality materials for surfaces and connects homeowners with professionals for installation and fabrication.

4 Key Costs of a Kitchen Renovation

“Your budget is not how much you can afford — it’s how much you’re comfortable spending,” says Omoto. “The true cost of a renovation can be broken down into two categories: finishes and labor. The combined cost of these should ideally be less than your budget.”

1) Cabinets: “Cabinets are the foundation of the kitchen,” says Omoto. “Don’t skimp on your cabinets.” He notes there are “good, better, best” cabinetry options and recommends checking certifications for optimal quality and warranties. “Count your boxes,” he says. “If you have a 48-inch space, you can adjust your budget by dividing it into two 24-inch cabinets or three 16-inch cabinets.”

2) Countertops: “Beware of less-expensive materials” for countertops, says Omoto. Durable options like natural stone or quality prefabricated surfaces are worth the investment. Cheaper prefabricated stone may have too much resin, leading to yellowing or chipping over time. Omoto advises budgeting for a licensed, experienced and insured professional for installation and fabrication.

3) Flooring: Flooring costs vary with materials and installation, Omoto explains. Some homeowners pay a lump sum for materials and installation through one vendor, while others shop for the best prices and hire an installer on their own. Either way, he says, “make sure you get the square footage price for flooring.”

4) Construction: Labor is a “fixed cost” separate from finishes, Omoto explains. While finishes are variable, labor costs typically don’t fluctuate from the contracted amount unless change orders arise. He advises deciding whether to allocate 80% of your budget to finishes and 20% to labor, or vice versa. This can determine whether you can pay for a big-name contracting firm or a smaller operation.

Tip #1: Ask for value-engineered products. Some manufacturers offer cabinets or surfaces with limited color options without sacrificing durability.

Tip #2: Buy things on sale. Markdowns on top brands in appliances, furnishings and finishes usually happen around major holidays.

Editor’s Note: This article has been slightly modified from the original print version for optimal online reading. To view the full print story, pick up your copy of Hawaii Home + Remodeling at one of our partner locations.