How to compare kitchen remodeling bids in Scottsdale

Two bids for the same kitchen can look identical on the last page and be a different job on every page before it, and the checklists scottsdale kitchen remodeling lista stofan uses are stricter than most paper bids show. A kitchen remodeling job in Scottsdale, AZ should be compared line by line, not by the total.

Start with the scope of work

A good bid names every item: demolition, framing, plumbing rough-in, electrical rough-in, drywall, cabinets by manufacturer and line, countertop material, backsplash, flooring, paint and trim. If one bid says cabinets and another lists the cabinet line, door style and number of boxes, they are not the same bid, and the shorter one has probably left something out.

Check the license and insurance

Contractors in Arizona, including those working in the Phoenix metropolitan area, hold a license from the state registrar of contractors, and the number can be looked up online for classification, status and complaints. Ask for the certificate of insurance to be sent by the insurer, not handed over as a photocopy. A contractor who pulls no permit in Scottsdale is passing a risk to the homeowner.

Allowances and what they hide

An allowance is a placeholder amount for something not yet chosen, such as tile, plumbing fixtures or lighting. A low allowance makes a bid look cheaper, and the difference shows up later as a change order. Compare allowances item against item, and visit the tile or fixture showroom to see what the allowance actually buys.

Schedule and sequencing

A bid should say when work starts, how many working days each phase takes, and who orders the long lead items. Cabinets often take weeks. If the cabinets are not ordered until demolition is done, the kitchen sits open. The Sonoran Desert summer heat in Scottsdale also slows work like roof penetrations for a range hood, and the schedule should say so.

Change orders in writing

Every change after signing should be a written order stating the work, the schedule effect and the amount, signed before the work starts. Verbal changes are the root of most disputes. Old houses near Camelback Mountain and across Maricopa County will turn up surprises behind the walls, and a clear process for those finds is worth more than a low number.

Payment schedule

Payments should follow finished stages, not dates, and the last payment should wait until the punch list is done. A large deposit before any material is on site is a signal to stop and ask why. Keep copies of every signed page in one folder.