Kitchen Remodeling contractor —
Seattle & Puget Sound.
Kitchens are the highest-ROI room in the Puget Sound market. We handle layout, structural wall removal, electrical and plumbing rework, custom cabinetry, and integrated appliances under one fixed-price contract.
A kitchen remodel in the Puget Sound market is the highest-ROI room you can touch. National data puts mid-range kitchen ROI at 70–85%; in Seattle and the Eastside that number runs higher because the housing stock is older and the buyer pool is unforgiving about dated kitchens.
We deliver kitchens at three scopes: cosmetic refresh (cabinets, counters, appliances in the existing layout), pull-and-replace (new layout in the same footprint, no structural), and full reconfiguration (wall removal, structural opening, plumbing relocation). The right scope depends on your house, not your wishlist.
What we build
SCOPE- 01Layout + structural opening
- 02Custom cabinetry + millwork
- 03Quartz / sintered-stone counters
- 04Integrated appliance installation
- 05Lighting + electrical rework
- 06Plumbing relocation
Phased process
PROCESS- 01
Design & scope lock
Measured drawings, appliance specs, cabinet shop drawings, and a fixed material list. Nothing is ordered until the scope is locked.
- 02
Permits & engineering
Building permit for structural openings or plumbing relocation; engineer-stamped beam detail if any bearing wall comes out.
- 03
Demo & protection
Plastic the path from door to kitchen, isolate HVAC returns, protect floors. Demolition to subfloor and studs.
- 04
Rough-in
Frame any new openings, install beam + posts, route electrical sub-circuits, relocate gas and water, vent the range hood to exterior.
- 05
Drywall & paint
Level-5 finish on ceilings, prime, two finish coats. Tile backsplash substrate prepped.
- 06
Cabinets, counters, appliances
Install cabinets level and plumb, template counters digitally, fabricate, install, then set appliances and connect.
- 07
Punch & handover
Final inspection, cabinet adjust, GFCI testing, fixture punch list, warranty package.
Spec sheet
SPEC- +Custom or semi-custom frameless / inset cabinetry with soft-close hardware
- +Quartz or sintered-stone counters with waterfall edges where requested
- +Integrated panel-ready refrigerator and dishwasher (Sub-Zero, Bosch, Miele)
- +Induction or dual-fuel range with dedicated 240V circuit
- +External-vented hood (no recirculating) sized to range BTU
- +Under-cabinet LED with dedicated dimmer, recessed cans on separate circuit
- +Disposer, pot filler, and instant hot rough-in as scoped
Cost drivers
COST- Layout reconfiguration (wall removal)+$15K–$40K for beam, shoring, drywall, and ceiling reset
- Cabinet level (stock vs semi-custom vs custom)Cabinet cost can range $12K to $60K+ for the same footprint
- Plumbing relocation (island sink, pot filler)+$3K–$12K depending on floor type and basement access
- Counter material (laminate → quartz → natural stone)$2K to $18K range on the same square footage
- Appliance package (mid-range vs luxury)$8K–$60K range, often the single biggest line item
Codes & permits
COMPLIANCE- Seattle SDCI / King County permit
Required for any structural opening, plumbing relocation, or electrical sub-panel work. Cosmetic refresh in the same layout does not require a permit.
- WSEC 2021 lighting
All new high-efficacy lighting; LED disc and tape products are compliant; certain incandescent applications are not.
- IRC M1505 (range hood)
Range hood must vent to the exterior with a minimum CFM matched to range type. Recirculating hoods do not pass inspection for new installs in most AHJs.
- NEC 210.52 / 210.8
Counter receptacles spaced max 4 ft apart, all GFCI protected. Dishwasher and disposer on their own circuits.
Is kitchen remodeling the right call?
- →Selling within 3 years and want top-of-market pricing
- →Layout doesn't work — galley kitchen, closed-off footprint, no island
- →Cabinets are particleboard or 1990s oak; counters are tile or laminate
- →Appliances failing and you're replacing them anyway
Kitchen questions
FAQQ.01
How long does a kitchen remodel take in Seattle?
Cosmetic refresh: 4–6 weeks. Pull-and-replace: 8–10 weeks. Full reconfiguration with wall removal: 12–16 weeks including permit time. Cabinet lead time (8–14 weeks) is usually the constraint, not labor.Q.02
Do I need a permit to remodel my kitchen?
Not for cosmetic work in the same layout. Yes if you're removing a wall, relocating plumbing or gas, or adding electrical circuits. We confirm with the AHJ during scoping.Q.03
What's a realistic kitchen budget in 2025?
Mid-range pull-and-replace runs $65K–$95K. Reconfiguration with structural work runs $95K–$185K. Luxury reconfiguration with high-end appliances and custom cabinetry can exceed $250K.Q.04
Can we live in the house during the remodel?
Yes, but plan on 6–10 weeks without a functional kitchen. Many clients set up a temporary kitchen in the dining room or garage with the old fridge and a microwave. We isolate dust with negative-pressure barriers.Q.05
Is a structural wall removal worth it?
Almost always, if the kitchen is closed-off from living spaces. It is the single biggest perceived-value upgrade and resale-positive. Expect $15K–$35K added cost for the beam, shoring, and ceiling reset.
Official resources & sources
- Source ↗WSEC 2021 — Lighting & HVAC requirements
- Source ↗ENERGY STAR Kitchen Appliances
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your kitchen project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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