- Jobsite protection and daily clean-up
- Coordination of the structural, rough-in and finish sequence
- Remove existing cabinets, counters and the layered old flooring across the whole 389 sq ft area
- Remove drywall at the wall opening only
- Baseboard carefully salvaged for reuse where possible
- Debris removal and haul-off with dumpster
- 3-Ply 1-3/4" × 11-7/8" 2.0E LVL beam for the 16-ft clear opening (16'-7" total length) with temporary shoring/bracing and bearing hardware
- Two (2) concrete piers installed under the crawlspace to support the new load path
- Loads carried through the floor down to the crawlspace piers and wall
- End posts at each side of the opening (2 jack + 1 king per end)
- Plates and infill to close out the fully open wall
- Hang drywall over the new framing at the wall opening (~200 sq ft, both faces)
- Tape, mud and sand to a smooth paint-ready finish; feather-blend into the existing walls and match the texture
- Reinstall salvaged baseboard and supply new baseboard to match where pieces are missing
- Window casing and apron at the repaired window
- All new millwork primed and painted to match the existing trim
- Replace the rotten kitchen window sill — exterior side, cut rot back to sound wood
- Repair the exterior J-channel at the window
- Kitchen walls in a warm mid-tone of your choice
- Paint the window trim around the cabinets
- Upper and lower cabinets along the kitchen wall — uppers 36-in tall
- Island with built-in drawers and cabinets — seating for 5+ with bar overhang, walkable on both sides
- Trash/compost pull-out drawer bank
- One built-in tall pantry
- Quartz countertops — fabrication, delivery and installation, including the island top and sink cutout
- Receive, set, level and secure all cabinets and hardware
- Durable, waterproof LVP — soft underfoot, budget-conscious selection
- New flooring runs the whole measured floor plan: kitchen, dining and living room
- Standard subfloor prep included (screw-downs, seams, light leveling)
- Transitions where the new floor meets other flooring
- Shoe molding / quarter round at the baseboard, primed and painted to match
- Set and connect the gas range
- Mount the over-the-range microwave
- Set and hook up the dishwasher (supply and drain)
- Re-center the sink to the window — supply/drain re-routed inside the cabinet (no wall moves)
- Run the gas line from the existing supply to the range
- Dishwasher supply and drain hookup
- Run dedicated circuits for the gas range, microwave, refrigerator and island outlets
- Charging station strip at the kitchen wall outlet
- Bring the two under-house wires back up through the kitchen floor and terminate them properly in boxes (one connection restored — the cut end is on hand)
- Update the interior lighting fixtures (existing skylights and lights stay)
| Service | Quantity | Amount |
|---|---|---|
| 10100 — General Conditions & Management | 1 job | $2,900.00 |
| 10101 — Demolition & Debris Removal (kitchen + dining + living) | 389 sq ft | $1,600.00 |
| 10103 — Structural — LVL Beam + 2 Crawlspace Piers | 1 beam + 2 piers | $3,500.00 |
| 10105 — Framing — End Posts & Infill at the Opening | 1 opening | $1,550.00 |
| 10107/10108 — Drywall — Rough Install & Finish | ~200 sq ft | $2,200.00 |
| 10109 — Baseboard & Trim | 1 lot | $1,600.00 |
| 10110 — Exterior Sill Replacement + J-Channel Repair | 1 window | $1,350.00 |
| 10113 — Interior Painting — Kitchen | 1 room | $1,450.00 |
| 10115 — Cabinets & Quartz Countertops — Supply & Install | 1 kitchen | $12,750.00 |
| 10117 — LVP Flooring — Supply & Install (whole area) | 389 sq ft | $2,140.00 |
| 10117 — Transitions + Shoe Molding, Painted | 1 lot | $425.00 |
| 10119 — Appliances — Installation (homeowner-provided units) | 3 units | $900.00 |
| 10120 — Plumbing — Sink Re-Center + Gas Line + Dishwasher Hookup | 1 bundle | $2,200.00 |
| 10121 — Electrical — Dedicated Circuits, Restorations, Strip & Fixtures | 1 bundle | $3,800.00 |
| GRAND TOTAL | $38,365.00 |
By agreeing to these Terms and Conditions, the customer acknowledges and accepts the outlined
responsibilities and scope of work.
Scope: Kitchen remodel for an open-concept layout at 1701 North Mallory St. The
load-bearing wall between the kitchen and the adjacent space is opened to a 16-ft clear opening
supported by a 3-Ply 1-3/4" × 11-7/8" 2.0E LVL beam, and two concrete piers are installed under the
crawlspace (the wall was previously partially removed without support — proper support is installed
before any further work). Existing cabinets, counters and the layered old flooring are removed
across the whole 389 sq ft floor plan; drywall at the opening is hung, finished and blended to
match. New LC Cabinetry white-shaker cabinets (upper and lower along the wall, 36-in uppers), an
island with built-in storage and seating for 5+ with bar overhang, one built-in tall pantry, a
trash/compost pull-out, and quartz countertops are supplied and installed. The sink is re-centered
to the window (re-route inside the cabinet), a gas line is run to the range, and the dishwasher is
hooked up. Electrical work includes dedicated circuits for the gas range, microwave, refrigerator
and island outlets, the charging station strip, bringing the two under-house wires back up through
the floor with proper terminations (one connection restored — the cut end is on hand), and updated
interior lighting fixtures (skylights and existing lights stay). New waterproof LVP flooring, soft
underfoot, runs the whole measured floor plan — kitchen, dining and living room. The exterior
kitchen window sill is replaced (rot cut back to sound wood) and the exterior J-channel repaired;
baseboard is reused where possible and matched where missing; kitchen walls are painted a warm
mid-tone. The homeowners provide the new appliance units (gas range, over-the-range microwave and
dishwasher); installation of those units is included. The existing refrigerator is repositioned
near the back door.
Not included: Permits (none applied for — by owner preference; the structural
work technically requires a permit), new refrigerator (existing unit repositioned), structural
design/engineering review, painting beyond the kitchen, rot or structural repairs beyond the beam
opening, piers and the window sill (assessed after demo and quoted separately), corrections beyond
the included framing scope (quoted after review), backsplash/tile work, exterior work beyond the
window sill and J-channel, moving furniture or personal items beyond the appliances, and
utility/service upgrades.
Contractor supplies: Engineered LVL beam, pier materials and hardware, framing
lumber and fasteners, drywall and finish materials, LC Cabinetry cabinets and hardware, quartz
tops, LVP flooring and transitions, paint, plumbing and electrical materials.
Notes:
**Jobsite will be left clean once completed.
**Cabinet layout, island configuration and finishes are finalized with the owner before ordering;
material selections at or within the quoted mid-grade allowances.
**12 months workmanship warranty.
Payment Terms — 4 Draws (25% each):
· Total Project Cost: $38,365.00
· Draw 1 — Deposit to Schedule: $9,591.25 — pay online with the Accept & Pay Deposit button above (credit card)
· Draw 2 — Demo, Structural & Framing Complete: $9,591.25
· Draw 3 — Cabinets, Countertops, Flooring & Rough-Ins: $9,591.25
· Draw 4 — Final on Completion: $9,591.25
Check is a preferred method.
**You can pay by credit card using the link below.
https://request.plastiq.com/pay-tidewater-home-improvement-llc
Cards not eligible for payment: Virtual Affirm credit card
Validity: valid until September 14, 2026 (one week from the estimate date).