Project Overview
Project: Kitchen Remodel — Open Concept
Address: 11111 Mallory test st, VA
Kitchen: 15'3" × 8'9" (133.4 sq ft)
Flooring area: Whole floor plan — 389 sq ft (kitchen + dining + living)
Structure: Load-bearing wall opened 16 ft — engineered LVL beam + 2 crawlspace piers
Cabinets & countertops: New — LC Cabinetry white shaker + quartz
New electrical: Dedicated circuits (range, microwave, fridge, island) + fixtures
Included Scope — Egudiel Team
10100General Conditions & Management
- Jobsite protection and daily clean-up
- Coordination of the structural, rough-in and finish sequence
10101Demolition & Debris Removal (kitchen + dining + living)
- 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
10105Framing — End Posts & Infill at the Opening
- End posts at each side of the opening (2 jack + 1 king per end)
- Plates and infill to close out the fully open wall
10107/10108Drywall — rough install at the opening
- Hang drywall over the new framing at the wall opening (~200 sq ft, both faces)
10109Baseboard & Trim
- 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
10110Exterior Sill Replacement + J-Channel Repair
- Replace the rotten kitchen window sill — exterior side, cut rot back to sound wood
- Repair the exterior J-channel at the window
10115Cabinets — LC Cabinetry white shaker, supply & install
- 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
- Receive, set, level and secure all cabinets and hardware
10117LVP Flooring — Supply & Install (whole area)
- 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)
10117Transitions + Shoe Molding, Painted
- Transitions where the new floor meets other flooring
- Shoe molding / quarter round at the baseboard, primed and painted to match
10119Appliances — Installation (homeowner-provided units)
- Set and connect the gas range
- Mount the over-the-range microwave
- Set and hook up the dishwasher (supply and drain)
Site Photos — Before Work
Itemized Scope — Crew & Allowance
| Crew / Service | Quantity | Allowance |
|---|---|---|
General Conditions & Management | 1 job | 0.5 days |
Demolition & Debris Removal (kitchen + dining + living) | 389 sq ft | 1 day |
Framing — End Posts & Infill at the Opening | 1 opening | 0.25 days |
Drywall — rough install at the opening | 0.75 days | |
Baseboard & Trim | 1 lot | 0.5 days |
Exterior Sill Replacement + J-Channel Repair Window must come out and be re-set to reach the sill — included in this line, do not bill separately | 1 window | 0.5 days |
Cabinets — LC Cabinetry white shaker, supply & install | 0.5 days | |
LVP Flooring — Supply & Install (whole area) | 389 sq ft | 1 day |
Transitions + Shoe Molding, Painted | 1 lot | 0.25 days |
Appliances — Installation (homeowner-provided units) | 3 units | 0.25 days |
Not Included
- Permits — none applied for (owner preference)
- New refrigerator (existing unit repositioned near the back door)
- Structural design / engineering review
- Rot or structural repairs beyond the beam, piers & sill — quoted after demo
- Painting beyond the kitchen
- Backsplash / tile work
- Exterior work beyond the window sill + J-channel
- Appliance units — homeowner-provided (installation included)
- Moving furniture or personal items beyond the appliances
- Utility / service upgrades