Replace vs reface
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Replace vs reface (by Lola [OH]) Sep 12, 2021 7:29 PM
       Replace vs reface (by Robert J [CA]) Sep 12, 2021 8:01 PM
       Replace vs reface (by Sisco [MO]) Sep 12, 2021 9:14 PM
       Replace vs reface (by MikeA [TX]) Sep 12, 2021 9:58 PM
       Replace vs reface (by Robert,OntarioCanada [ON]) Sep 13, 2021 9:09 AM

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Replace vs reface (by Lola [OH]) Posted on: Sep 12, 2021 7:29 PM

Kitchen needs updating. Received estimates to refacing cabinets. With a few modifications like making wall oven cabinets area into pantry..soft closing doors etc.

Still waiting my turn for the booked and busy but vetted contractor to give the alternative full cabinet replacement estimate.

What are your thoughts and experiences.

Im gonna keep same galley floor plan..i will find out if if i can move the refrigerator..

Thank you. --172.56.xx.xx

Replace vs reface (by Robert J [CA]) Posted on: Sep 12, 2021 8:01 PM

Several ways to looking at this because it's only a rental.

1) Are your cabinets made of real wood or press board that once wet will fall apart?

2) Are the in good shape?

3) Is the kitchen layout working well that several people can cook/work in the kitchen at the same time OR can it be improved?

4) What are the estimates for doing it either way?

I am contractor/landlord. I wanted to re-do a kitchen after a very long tenancy. My partners think just because they are landlords they know about construction. So everyone got estimates and I worked up prices. This is for a 2 bedroom kitchen.

A kitchen is designed to work for the maximum the dinning area can seat. So the dinning area can hold between 8 to 10 people, so the kitchen has to work!

Kitchen company's wanted a fortune, doing it from start to finish. So partners got estimates for different trades to sub the job. But the partners are not experienced in arranging the trade and leaving time for unexpected events.

So the estimates were crazy. Between $15K to $25.

I could purchase ready made cabinets, finished surfaces and in stock for $4,500. Demo and install the cabinets. Have a company fabricate granite or do it myself for $2,000. So the basic kitchen with my labor and parts total came in at $9K. Then an appliance package was $2k. So after painting, appliances, ss sink, faucet, etc. it was only $12k.

Otherwise I could have stripped the old cabinets, added decretive molding, used hi-quality cabinet paint and put tile or slate on the counters for around 2K.

A face lift for 2K.

A new kitchen with appliances for $12K.

Which added the most value? For renting or selling?

To rent or sell the wow factor is great. But tenants are hard on fixtures. But since I want Grade A or B tenants, I like to remodel if I have the time and budget.

Replace vs reface (by Sisco [MO]) Posted on: Sep 12, 2021 9:14 PM

Reface. Keep the scope of job in check, get the job completed quickly.

Replace vs reface (by MikeA [TX]) Posted on: Sep 12, 2021 9:58 PM

How nice of an area is the unit in. Unless it is top of the line, and if the cabinets are in descent shape I would consider simply painting them. A descent handyman can convert a wall oven into a pantry for limited cost. You will be surprised how a nice paint job will make a kitchen look like a million bucks. A whole lot less than a reface or cabinet replacement.

Replace vs reface (by Robert,OntarioCanada [ON]) Posted on: Sep 13, 2021 9:09 AM

It will cost less to reface which depends on the base of kitchen cabinets. The kitchen cabinet doors can be replaced if in rough shape where if the base is solid then that can be done. In the house reinforced the kitchen cabinets as installed a quartz counter top which is very heavy.

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