Question: Our home is in the San Antonio Creek area; the original house burned in the 1990 Painted Cave Fire and a new home was built in the mid1990s.
The construction all seems pretty solid, but the house interior really has a dated look with tiled countertops, lots of drywall and aging appliances.
We have owned the house for about three years and have remodeled the bathrooms and are now planning on a whole new kitchen.
It has been overwhelming for my husband and me to select cabinets, plumbing fixtures, paint colors, etc., and would appreciate any advice you can provide.
Your Handyman: I clearly remember the Painted Cave Fire, which quickly led to the transformation of the San Antonio Creek area from semi-rural to larger high-end homes.
Now most of the original owners are seniors and the area is in the middle of its second transformation as a new group of younger owners starts families in this beautiful area.
A complete kitchen remodel is probably the largest of all interior projects in most homes and does require much planning.
Here are a few topics to consider:
Budget
It is very important to have a realistic idea of your budget. For a complete remodel, including new appliances, I think the minimum budget for a fairly basic kitchen is about $85,000.
However, there are huge price swings in all the pieces of a new kitchen, especially in the cabinets and appliances, so the final price can be much higher.
Livability
If you are planning to live in the home during the remodel, what are you going to do for food preparation and eating?
People often will set up a temporary kitchen area in their dining room or in another living area where they relocate the refrigerator, coffee maker and microwave oven.
The project may go for as long as eight to 10 weeks, during which time there will be considerable noise, dust and an invasion of your privacy by workers stomping in and out of your home — which can be very stressful at times.
It is best to have a portable toilet delivered to your front yard rather than having workers sharing your bathroom, which usually doesn’t work well.
Preparation
Before the first worker arrives to start tearing out the old kitchen, any supplies that you are going to need that require special ordering rather than just a trip to the hardware store, should be boxed up in the garage or in a storage pod in your driveway.
This includes your cabinets, new appliances, tile, doors, windows and light fixtures.
If your contractor runs out of supplies due to an unexpected delivery delay, then work comes to a stop, the crew heads to another job and the clients at the other job are not going to want their project to stop when your materials finally arrive.
Floor Plan
Are you going to be changing the floor plan for the kitchen? If you’re planning to move walls or relocate windows and doors, you may need the services of a structural engineer to provide load calculations as part of your permit.
Cabinets
The quality and price of cabinets varies in a very large way, which of course affects price.
The least expensive cabinets are going to be ready to assemble (RTA) and made from particle board. This type of cabinet has a low price point but will not be exceptionally durable and may be susceptible to moisture damage.
The highest quality cabinets will be made from plywood that is all glued and nailed together, the drawers will be made from clear maple, and the cabinet faces, drawer fronts and doors will all be solid wood.
Kitchen Designer
You will need the services of a kitchen designer to plan the layout of your cabinets and to order the cabinets from the mill.
A skilled designer is essential for the success of your project. The designer will use software to create 3D plans for your review and an itemized list of the many cabinet components that you will need.
There are many cabinet mills throughout the country, and your designer will have several that he or she has successfully worked with.
Hardware
The hinges for the cabinet doors should be soft close as should the suspension arms to support your drawers.
Poor quality hinges and suspension will lead to doors and drawers not operating well. With the right hardware, your drawers will be able to support a heavy load of pots, pans or canned goods without problems.
In my opinion, the best brand of cabinet hardware is Blum, and it is a must have for all cabinets.
Appliances
If you’re going to install new appliances, the price of appliances varies greatly by brand and will need to be factored into your budget.
For electric appliances you will need to provide the correct amperage for the appliances that you select, which may require the services of an electrician.
It is a good idea to keep in mind that California will be outlawing the sale of natural gas appliances starting in 2030, which is hard to believe but is on the calendar.
Countertops
Most kitchen countertops are now made from either a synthetic quartz or from natural stone. I personally prefer the synthetic option because it is extremely durable, comes in many different colors and really holds up well.
In my opinion, the best way to install the countertop is to first install ⅝-inch plywood over the cabinets, set the sink into the plywood, and then lay the countertop over the plywood, rather than just setting the countertop on top of the cabinets.
I have seen numerous countertops that were installed without plywood support start to sag over time, especially at the sink, and a gap opens where the countertop meets the bottom of the backsplash, which is unsightly and can create moisture damage.
Plumbing
When shopping for faucets and sinks for the kitchen, it is best to stay with name brands like Kohler, Grohe, Moen, etc.
If you are selecting a stainless-steel sink, a heavy gauge of steel will be quieter and won’t rattle when the garbage disposal is in use.
A nice touch is to have two soap dispensers at the sink, one for hand soap and one for dish soap.
You will probably also want to have a reverse osmosis water filter system under the sink with a filtered water tap on the sink top alongside the regular faucet.
Lighting
The most common and practical type of lighting for a kitchen ceiling are LED can lights that are available in either 4-inch or 6-inch diameter.
It is best to have separate circuits for focused lighting over specific food prep areas on the countertops and over the sink.
Under cabinet lighting is a very nice feature with LED ribbon lights that can also be put on top of wall cabinets that don’t meet the ceiling to provide ambient lighting.
Dimmer switches should be used for all lighting circuits so people with different lighting needs can be accommodated.
Flooring
I think tile is the best option for a kitchen floor to resist moisture damage and a dark grout will hide grease stains from inevitable spills.
Electrical
Numerous outlets on the countertops are essential to accommodate all the many electric appliances that people want in a modern kitchen, and electrical code requires that they are all GFIC (ground fault) protected.
Selecting Your Contractor
Selecting a contractor with whom you can work and who has the experience to create the kitchen you want is maybe the biggest part of the puzzle.
Asking friends who have recently had a successful kitchen remodel for a referral is a good option. Be sure to check references, then actually go look at kitchens that the contractor has built in recent years. Be sure to ask for proof of a contractor’s license and insurance.
