I've been helping my parents hire a contractor to complete a kitchen remodel. The house was built in the early 80's and is just under 1,600 sq. ft. with the kitchen being approximately 14' wide by 10' deep.
The work is largely cosmetic as you can see from the list below, but there IS some minor electrical. The layout of the kitchen is largely remaining the same with. The only layout changes are removing a divider wall on the short wall in the render (this is currently a pantry with folding doors).
Our issue is that most of the contractors we've spoken with say permits are not required for this work. We've had quotes for the work ranging from $11,000 to $19,000. Note, this is only for the work listed below. We have someone else building and installing the cabinets.
Two contractors in the $11,000 to $12,000 range claim permits aren't required and basically said they aren't interested in doing the job if we require permitting. A third contractor has provided a price of $18,000 and is willing to pull the permits, but the quote doesn't include the cost of permitting and they haven't told us what work needs to be permitted and what an expected range for the cost of the permits should be. A foruth contractor provided an all in price of $16,500 which includes a line item of $4,000 for permits, although he stated permitting isn't necessary for this project but will pull the permits if we request it. Are permits for adding a new outlet really $4,000?
The whole process has left us kind of confused. We are only speaking with licensed and insured contractors, but want to make sure the job is done legitimately should there every be an issue in the future or if the home is sold at some point.
Are we making this more difficult that it needs to be? What should be permitted from the work I've described and is there any ball park range of what these permits should cost?
The home is located in Florida.
The work consists of:
- Removing old cabinets, countertops, sink, etc.
- Removing soffit on perimeter of kitchen so that the ceiling is level with the dining area.
- Move one A/C return that is in the soffit (essentially just moving it higher in it's current location)
- Remove one small wall that currently divides a pantry into a smaller section and larger section. This wall is about 5" wide by 3' deep.
- Remove two ceiling light fixtures and install 6 recessed lights in ceiling.
- Add under cabinet lighting on a separate switch.
- Install new plumbing and garbage disposal under sink. (main drain plumbing isn't moving)
- Install one new power outlet for microwave which will be mounted in upper cabinets rather than sitting on countertop as it does now. Two contractors mentioned this will require adding a new breaker to the panel for the 220 outlet needed for this.
- Cap one electrical outlet that currently sits in an upper cabinet that currently sits above the island. These cabinets are going to be removed and not replaced.
Here is a rendering provided by the cabinet maker.
