ServicesKitchen Remodeling
Kitchen Remodeling in Southlake
We open up layouts, move plumbing and gas, bring wiring up to current code and put down new floors. We pull the permit, meet the inspector and fix what we find behind the walls, so the finished kitchen passes and stays safe to use.
A kitchen remodel that passes inspection the first time
A kitchen has more code in it than any other room in your home. Water, drains, gas, high-amp appliance circuits and a range that needs real venting all meet in one small space. When a remodel touches any of that, the city wants a permit and inspections, and so should you.
We plan the job around those rules from day one. That means sizing the new circuits before we buy materials, checking whether a wall carries load before we take it down, and leaving the walls open until the inspector signs off on the rough-in.
If your project reaches past the kitchen into other rooms, our whole home remodeling page covers how we run larger jobs.
What the work includes
Layout and wall changes
We remove or move walls to open the room up. If a wall is load-bearing, we install a properly sized beam and bring in an engineer when the span calls for one.
Plumbing and gas
We relocate sinks, add pot fillers, run new supply and drain lines and move gas lines for a new range location. Gas work gets a pressure test before anything is covered.
Electrical to current code
Kitchens need dedicated 20-amp small-appliance circuits, GFCI and AFCI protection and their own circuits for the dishwasher, disposal and microwave. We add what is missing and check that your panel can carry the new load.
Range hood venting
We duct the hood to the outside, not into the attic. Larger hoods can trigger makeup air rules, and we size the system so it meets them.
Flooring, drywall and finish
Once inspections pass, we close the walls, tape and texture, paint and lay new flooring. We level or replace subfloor where the old one is soft or uneven.
Signs your kitchen is due for a remodel
Breakers trip when you cook
Running the toaster and microwave together should not kill the power. It usually means too few circuits for how the kitchen gets used today.
No GFCI outlets near the sink
Outlets close to water need ground-fault protection. Older kitchens often have none, which is a shock risk and an easy fix during a remodel.
Soft floor by the sink or dishwasher
A spongy spot usually means a slow leak has soaked the subfloor. It will not dry out on its own, and the rot spreads.
Cooking smells hang around for days
When the fan only recirculates, or its duct dead-ends above the ceiling, the steam and grease never leave. You get a sticky film on the walls and damp attic insulation. Running the vent straight outdoors clears it up.
A wall boxes everything in
If you cannot open the fridge and the oven at the same time, the layout is the problem. Moving one wall often changes how the whole room works.
How a kitchen remodel runs
- 1
First call, then a look in person
Start by telling us on the phone what bugs you about the kitchen and what you hope to change. Then we come out to see it. We check the attic, the space under the sink and your electrical panel, since that is where hidden problems usually show up.
- 2
Written estimate and plans
You get a line-item estimate that shows labor, materials and city fees separately. We draw up the plans the city needs for review.
- 3
City approval and demolition
We file for the permit in our name. Then we seal off the kitchen with plastic, cover floors on the path in and out, and tear out down to what needs to change.
- 4
Rough-in and inspection
Plumbing, gas, electrical and venting go in while the walls are open. The inspector checks it all before a single sheet of drywall goes up. We send you photos of what was found and what was fixed.
- 5
Finish and final sign-off
We close the walls, finish floors and paint, hook up appliances and clean up each day. The job is done when the final inspection passes, not before.
What moves the price
Two kitchens the same size can cost very different amounts. Most of the gap comes from what has to move and what we find once the old finishes come off. We price it all on paper before work starts, and if something hidden turns up, you see it in photos and approve the change first.
- Moving water, drains and gas
- Keeping the sink and range where they are costs less. Moving them means new lines, new venting for the drain and sometimes cutting into the slab.
- Wall removal
- A non-bearing wall is quick. A load-bearing wall needs a beam, posts down to solid bearing and sometimes an engineer's letter.
- Electrical capacity
- Adding circuits is routine. If the panel is full or undersized, it may need an upgrade before the kitchen can be wired to code.
- What is under the old floor
- Water damage, rotted subfloor or old wiring spliced in the walls all add work. Houses from the 1980s and 1990s, common around Southlake, often hide a few of these.
- Materials and appliances
- Flooring choice, hood size and the appliances you pick all change both material cost and the circuits and venting they need.
Kitchen remodeling questions
Something not covered here? (817) 662-2096
Do I really need a permit for a kitchen remodel?
If you are moving plumbing, gas or wiring, or taking out a wall, yes. Swapping flooring or paint alone usually does not need one. Skipping required city approval can cause trouble when you sell or file an insurance claim, so we file for it whenever the work calls for it.
Who deals with the inspector?
We do. We schedule each inspection, meet the inspector on site and fix anything flagged. You do not need to take time off for it.
How long will I be without a kitchen?
It depends on the scope. A job that keeps the layout is much shorter than one that moves walls and plumbing. We give you a schedule with the estimate, including the inspection dates, and we can help you set up a temporary spot for a fridge and microwave.
Can you tell if a wall is load-bearing?
We check the attic framing, the direction of the joists and what sits above the wall. If there is any doubt, we bring in an engineer before we cut anything.
What happens if you find a problem behind the wall?
We stop, take photos and show you what we found. You get the cost to fix it in writing and decide before we go on. Code problems like ungrounded wiring have to be corrected for the job to pass.
Do you work outside Southlake?
Yes. We also take kitchen jobs in Grapevine, Keller, Colleyville, Trophy Club and the other towns on our service areas page.
Talk through your kitchen with us
Tell us what you want to change and we will tell you what it takes to do it right, inspections and all. The quote is free and comes from a walkthrough of your actual kitchen.