Kitchen remodeling
Kitchen remodel in Irving, Texas
How a kitchen job is scoped, ordered and built, what the owner has to decide and when, and what to check about permits before the first cabinet comes off the wall.
Refresh or full remodel: pick the scope first
Every price and every schedule in a kitchen job follows from one choice: do you keep the layout or change it? Settle that before you choose finishes.
A refresh keeps the footprint
The sink, range and refrigerator stay where they are. You replace or reface cabinets, install new counters, change the backsplash, swap fixtures and lighting, and repaint. Because the plumbing and wiring locations do not move, the work is faster and has fewer surprises behind the walls.
A full remodel changes the room
Here the room is stripped to the studs. Walls may move, a window may change size, the sink may shift to an island, and new circuits are added for a new appliance layout. This is where engineering, permits and several trades enter the job. It costs more and takes longer, and it gives you a kitchen that works differently, not only one that looks new.
Cabinets, countertops and flooring
Cabinets
Cabinets are usually the largest single material line. They come in three broad grades. Stock cabinets are made in fixed sizes. Semi-custom cabinets offer more sizes and finishes. Custom cabinets are built to your room. Each step up gives you better fit and a longer wait. Ask for the box construction, drawer hardware and door style in writing, because two quotes that both say "shaker white" can describe very different cabinets.
Countertops
Quartz, granite, solid surface, laminate and butcher block are all common. The material matters less than the process. The fabricator measures after the base cabinets are set, then cuts the slab. That means the sink and cooktop models must be chosen first, because cutouts depend on them.
Flooring
Decide whether the new floor runs under the cabinets or stops at them. Running it through is cleaner but uses more material and makes a later layout change harder. Stopping at the cabinets saves material and leaves an unfinished floor behind them. Either way, tell your contractor now, because the answer changes the order of work.
Lead times: order before you demolish
The most common cause of a long kitchen job is a missing part. Cabinets, special-order appliances, a custom countertop slab and windows all have lead times that vary by maker and by season. We do not quote a single number because none would be honest. Instead, ask each supplier for a written ship date and plan around the longest one.
- Confirm cabinet delivery before the old kitchen is removed. A kitchen that sits empty is the costliest delay.
- Have appliances on site or their exact spec sheets in hand. Cutout sizes come from the spec sheet.
- Order the countertop only after the cabinets are set and measured.
- Keep a spare week in your own calendar for inspections and late deliveries.
Who decides what, and when
A kitchen job runs smoothly when the owner makes decisions on time. Late choices stop work. This is the order in which they usually come due.
- 1
Before the bid
Layout (keep or change), budget ceiling, how long you can be without a kitchen.
- 2
Before demolition
Cabinet line and door style, appliance models, sink and faucet, countertop material and color.
- 3
Before rough-in
Outlet and switch locations, under-cabinet lighting, pendant positions, gas or electric range.
- 4
Before finish work
Backsplash tile and grout color, paint color, cabinet pulls, final flooring edge details.
Your contractor owns the schedule, the quality of the install and the coordination between trades. You own the selections and the approval of changes. Anything that changes price or timing should come to you in writing first.
Plumbing, electrical and gas
We are a general contractor. Plumbing, electrical and gas work in Texas is performed by state-licensed tradespeople, and a kitchen remodel often needs them for new circuits, a relocated sink, a dishwasher line or a gas range connection. When your scope includes that work, licensed tradespeople are brought in for it, and their portion is listed on its own line in the bid.
Permit note for Irving
The City of Irving publishes residential permit guidelines. As of our last check, they state that a permit is not required for cosmetic work such as painting, carpet or cabinetry, or for replacing fixtures and appliances at their existing connections. Water heaters are the exception and do need a permit. They also say building permits are required to alter or repair a structure, and that the city takes applications through an online portal.
In practice, moving a sink, adding a gas line, adding circuits or removing a wall is more than a cosmetic change. Ask who applies for the permit and who is present for the inspection, and have the answer written into the bid. If you are unsure which side of the line your plan falls on, call the city's inspections staff first. The rules and forms change, so treat this page as a starting point and the city as the final word.
Typical order of work
- 1
Protect and demolish
Floors and doorways are covered, old cabinets and counters come out, and dust barriers go up.
- 2
Rough-in
Any new plumbing, electrical and gas lines are run while the walls are open. Inspections happen here when a permit applies.
- 3
Walls, ceiling and floor prep
Drywall is hung and finished, and the subfloor is leveled.
- 4
Cabinets, then counters
Cabinets are set and leveled. The counter shop measures and installs afterward.
- 5
Backsplash, fixtures, paint
Tile, sink, faucet, appliances, lighting and final paint follow the counters.
- 6
Punch list
You and the contractor walk the room and list small fixes before final payment.
Common questions
Can I stay in the house during a kitchen remodel?
Usually yes, but plan for weeks without a working kitchen. Set up a small cooking area elsewhere, such as a microwave, a hot plate and a folding table, before demolition starts.
Do I need a permit to replace cabinets in Irving?
The City of Irving says cosmetic work such as cabinetry does not need a permit. Moving plumbing, gas or electrical, or opening a wall, goes beyond cosmetic work. Confirm your plan with the city's inspections staff before you start.
Which should I order first, cabinets or countertops?
Cabinets, because the countertop shop measures from cabinets that are already installed. Order cabinets early, since they usually take the longest to arrive.
Can the old countertops stay if I replace the cabinets?
Rarely. Counters are cut to fit the old cabinet layout, and they tend to crack when lifted. Budget for new tops with new boxes.
Plan your kitchen with a walk-through
Tell us which layout you have and what bothers you about it. We inspect, measure and send an itemized bid. Se habla español.