Why Contractor Selection Matters
A kitchen remodel involves electrical, plumbing, potentially structural work, material installation, and coordination among multiple trades. The contractor you choose affects the quality of work, adherence to timeline, budget management, communication, and your overall experience.
Verify Credentials
Contractor License
Washington State requires contractors to be registered with the Department of Labor & Industries (L&I). You can verify a contractor's registration, bond status, and insurance through the L&I contractor verification system. A registered contractor has a current UBI number and active registration.
Insurance
Verify that the contractor carries general liability insurance and workers' compensation insurance. Ask for certificates of insurance and verify they are current. This protects you if damage occurs or someone is injured during the project.
Bond
Washington contractors are required to maintain a surety bond. This provides a level of financial protection if the contractor fails to complete the work or violates contract terms.
Evaluate Experience
- Ask about experience with kitchen remodeling specifically (not just general construction)
- Ask about experience with homes similar to yours (age, style, conditions)
- Ask about experience with Bellevue's permit and inspection process
- Request references from recent kitchen remodeling projects
- If possible, visit a completed project or project in progress
Get Written Estimates
Obtain detailed written estimates from at least two or three contractors. A good estimate should itemize:
- Scope of work — what is and is not included
- Material specifications and allowances
- Labor costs
- Permit costs (if applicable)
- Timeline estimate
- Payment schedule
- Change order process
- Warranty information
Be cautious of estimates that are dramatically lower than others — they may indicate missing scope, lower material quality, or inadequate insurance/licensing.
Understand Allowances
Many estimates include "allowances" for items like fixtures, hardware, or tile — meaning a budgeted amount you can spend. If you exceed the allowance, you pay the difference. Make sure allowances are realistic for the materials you actually want. Unrealistically low allowances can make an estimate appear cheaper than it will actually cost.
Review the Contract
A remodeling contract should include:
- Detailed scope of work
- Material specifications
- Total price and payment schedule
- Start date and estimated completion
- Change order procedures and pricing
- Permit responsibilities
- Cleanup and protection obligations
- Warranty terms
- Dispute resolution process
- Cancellation terms
Communication and Project Management
Ask how the contractor communicates during a project — regular updates, a primary point of contact, how questions and issues are handled. Good communication prevents small problems from becoming expensive disputes.
Red Flags
- No contractor license or unwillingness to provide license number
- No written estimate or contract
- Requests for large upfront payments (more than 10–20% deposit is unusual)
- Pressure to start immediately or skip permits
- No references or unwillingness to provide them
- Dramatically lower estimate than competitors
- No insurance or expired insurance
- Poor communication during the estimate process
Designer vs. Contractor vs. Design-Build
Depending on your project's complexity, you may work with:
- General contractor: Manages construction, coordinates trades, handles permits. You may design the kitchen yourself or with a separate designer.
- Kitchen designer: Creates the design and material plan. You hire a separate contractor for construction.
- Design-build firm: Provides both design and construction under one contract. This can simplify communication and accountability but may limit competitive bidding on the construction component.
The right approach depends on your project complexity, budget, and how much of the design work you want to manage yourself.