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  • Contractors say $90,000 is the new normal for a kitchen renovation in Omaha | Home & Garden
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Contractors say $90,000 is the new normal for a kitchen renovation in Omaha | Home & Garden

By Magenet Magenet 2 months ago

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When Kim Armstrong told a contractor she wanted to spend around $35,000 to renovate the kitchen of her family’s Victorian home near Hanscom Park, he laughed.







Eric Price mug

Price


Think more in the $90,000 range, Eric Price of Bearded Builders said. Especially because they wanted to take down a load-bearing wall to make a walk-in pantry part of the main kitchen area and move the original sink.

Armstrong was dumbfounded.

“Our house only cost $139,000,” she said. “It feels bad to spend more than half of the value of your house on one room. It feels wasteful.”

But Gitt Construction owner Tim Silknitter wasn’t surprised at all by the steep price tag.







Tim Silknitter

Silknitter


“Ninety thousand dollars is the normal now,” he said. “It used to be $50,000 to $60,000.”

Since the start of the pandemic, Price said, the price of everything has gone up, from materials to labor. When submitting a bid, contractors have to consider the cost of health care, gas and the idea that fewer people have the skills to do the work, so they can demand higher wages.

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The price of copper alone has shot through the roof, Silknitter said. Shipping costs are outrageous.







BeforeAndAfter

Libby Pantzlaff addresses each kitchen renovation an item at a time. If a wood floor is too much for the budget, she’ll look for a less expensive option. The original oak cabinets in the before photo were replaced, but they could have been painted to save money.



LIBBY PANTZLAFF


Price said you still can spend only $30,000 to $50,000 if you have a small kitchen and are not changing the layout. But most of the time, decades-old layouts don’t fit the needs of modern families.

“Often,” he said, “it makes sense to spend more to get what you really want than to spend less and not get what you want.”

There’s a lot to consider — and possibly replace — in a full makeover, which drives up costs. Things like countertops, backsplashes, cabinets, flooring, lighting and even that window over the sink. Some customers want new appliances or may need the plumbing moved.

Simply painting the cupboards can cost $5,000 to $7,000, and new countertops can cost $5,000 to $6,000. Even a sink installation is $3,000 to $4,000.

Libby Pantzlaff of Creative Interiors by Libby said when customers are ready for a makeover, they almost always want the old backsplash, countertops and cabinets to go.







Libby Pantzlaff

Pantzlaff


She will break down the cost in each category and see how it all works with the budget.

If $15,000 for new cabinets isn’t available, a customer might decide to have them painted. Instead of a high-end quartz or granite countertop, a lower-priced version might be the way to go.

“You can save money with a designer if you just want a fresh look and maybe don’t have the budget for a whole new kitchen remodel,” she said. “Yes, your budget is enough and we can do a kitchen remodel. Or with the amount of money you want to spend, we can design it. We can paint the cabinets or uplift the counters or redo the backsplash and it’s enough. Just pulling the whole design together with the rest of the house. You don’t want it to feel disconnected to the rest of the house.”

But Pantzlaff cautions that with so many trades involved, from electrician, plumber, tile setter, painter and trim carpenter, it’s never going to be cheap.

Price said 70 to 80% of the people he talks to have the same surprised response as Armstrong.

“I have the joyful privilege of telling them their budget is not going to do it,” he said. “It sucks to tell everybody that. But that’s the way it is.”

Silknitter said he’ll often tell people to wait a year so they can save more money for the project or to consider taking out a home loan. He has had several clients hold off on expensive vacations or large purchases such as a car to put the money toward a new kitchen.

He’s willing to do whatever fits the homeowner’s budget, small or large.

“The kitchen is the most-used space in a home,” he said, “and can add value and joy when completed.”







Valley kitchen

A kitchen update in Valley would cost in the $50,000 to $100,000 range, Tim Silknitter said. The original layout was kept, leaving walls and ceilings intact, and no fixtures were moved. It includes new cabinets, flooring, countertops and tile backsplash.



MANDY MCGREGOR


Price said it’s important for customers to consider how long they will be staying in the house as they try to come up with a sensible budget. If it’s going to be awhile, it makes it easier to consider a big price tag to make a renovation work for the family.

Armstrong said they are considering leaving the pantry as it is, which would drop the bid considerably. They also are going to wait until later in the year to save more money for the project and because they don’t want their kitchen torn up over the kids’ summer vacation.

She’s grateful that Price even gave her a bid. After calling 15 places, only a few actually showed up to give her an estimate.

“Some disappeared after they saw our kitchen,” she said.

The house was built in 1890.

Price cautions that anyone ready to do a makeover should not wait too long to start the process.

“It’s a weird time right now,” he said. “We just can’t get to stuff fast enough, and there’s not enough people to hire because there is hardly anyone to hire. If you called right now, we’re scheduling those appointments for December and January just to come out, which is not fun for anyone.”

Our best Omaha staff photos & videos of May 2022





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Riverside’s Tony Berger wins the class D 110 meter hurdles at the Nebraska state high school track and field tournament on Saturday.



MEGAN NIELSEN THE WORLD-HERALD






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South Platte’s Haily Koenen prepares for her next attempt in the class D shot put at state track on Saturday.



CHRIS MACHIAN THE WORLD-HERALD






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Hartington Cedar Catholic’s Jaxon Bernecker throws discus in class C at state track on Saturday.



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Ainsworth’s Carter Nelson makes an attempt in the class C pole vault at state track on Saturday.



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Fremont Bergan’s Koa McIntyre celebrates winning the class C 100 meter dash at state track on Saturday.



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Lincoln Lutheran’s Logan Lebo, left, finishes second to Grand Island Central Catholic’s Brayton Johnson, right, class C 400 meter run at state track on Saturday.



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Headshot

Oklahoma State’s Chelsea Alexander (55) is hit by the glove of Nebraska’s Billie Andrews (6) while sliding into second during the Nebraska vs. Oklahoma State NCAA tournament regional softball game at Oklahoma State University on Saturday. Oklahoma State won the game 7-4.



ANNA REED/THE WORLD-HERALD






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Waverly’s Drew Miller tags out Elkhorn North’s Drew Harper at third base in the third inning during the class B baseball state championship game on Friday.



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Softball Stadium

Nebraska’s Sydney Gray (7) bats in the North Texas vs. Nebraska NCAA tournament regional softball game at Oklahoma State University on Friday. The Huskers won the game 3-0.



ANNA REED/THE WORLD-HERALD






Softball Intro

Nebraska is introduced ahead of the North Texas vs. Nebraska NCAA tournament regional softball game at Oklahoma State University on Friday.



ANNA REED/THE WORLD-HERALD



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McCook’s Chayse Friehe competes in the Class B pole vault during Nebraska high school state track and field at Burke Stadium in Omaha on Wednesday.



LILY SMITH/THE WORLD-HERALD






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A mask ls partily covered by petals that blew off a nearby blooming tree in a parking lot in Omaha on Monday.



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Head Groundskeeper Zach Ricketts, left, works on the field while Carol Szczepaniak votes in Nebraska’s primary election on Tuesday at Werner Park.



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Larnisha Dortch fills out her ballot at Fontenelle Forest during Nebraska’s primary election on Tuesday.



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Firetrucks spray water on a fire at the Flora Apartments, 2557 Jones St. on Wednesday.



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Kearney’s Brayden Andersen can’t hold onto this pop-up hit by Millard West’s Nixon Snyder in the bottom of the third inning during the Nebraska state baseball tournament on Friday. It was ruled to hit and Snyder eventually scored that inning.



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A dragonfly zooms past Lincoln East’s Jalen Worthley as he throws the games first pitch against Elkhorn South during the Nebraska state baseball tournament on Friday.



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Lincoln East’s Jalen Worthley started the game against Elkhorn South during the Nebraska state baseball tournament on Friday.



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Lincoln East’s A.J. Seizys scores after a bunt by Jaelyn Welch and an error by Elkhorn South catcher Cole Goeser in the second inning during the Nebraska state baseball tournament on Friday.



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Lincoln East’s Jeter Worthley watches a pitch go by against Elkhorn South during the Nebraska state baseball tournament on Friday.



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Quiana Smith, left, talks about her late father Rudy Smith Sr. with support from Rudy’s widow Llana Smith and son Rudy Smith Jr. during a ceremony to rename a section of Lake Street near 34th Avenue to Rudy Smith Sr. Street on Saturday. Rudy Smith Sr. was a longtime World-Herald photojournalist.



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Shadow soccer

Waverly’s Landon Tjaden (8) and Scottsbluff’s Jose Rodriguez (17) chase the ball into shadow during the Scottsbluff vs. Waverly NSAA Class B state quarterfinal boys soccer game in Omaha on Thursday. Waverly won the game 5-4 after a shootout.



ANNA REED/THE WORLD-HERALD






Sunset corner kick

Omaha Duchesne’s Claire Niehaus (18) takes a corner in the Omaha Duchesne vs. Bennington NSAA Class B state quarterfinal girls soccer game in Omaha on Wednesday.



ANNA REED/THE WORLD-HERALD






Media Lights

Members of the media await results during the Brett Lindstrom for Governor election results watch party in Omaha on Tuesday. The race was called for Jim Pillen.






Lindstrom walking off stage

Brett Lindstrom, Republican candidate for Nebraska governor, walks off the stage, with results projected on him, after conceding the race during an election results watch party in Omaha on Tuesday. The race was called for Jim Pillen.



ANNA REED/THE WORLD-HERALD






Soccer Leap

Gretna’s Colton Damme (5) leaps over Millard South’s Sam Stutheit (16) as he slides to the ball in the Gretna vs. Millard South NSAA Class A state quarterfinal boys soccer game in Omaha on Tuesday. Gretna won the game 4-1.



ANNA REED/THE WORLD-HERALD






Soccer at Dusk

The Omaha Marian vs. Lincoln Pius X NSAA Class A state quarterfinal girls soccer game in Omaha on Monday. Omaha Marian won the game 5-3.



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A mask ls partily covered by petals that blew off a nearby blooming tree in a parking lot in Omaha on Monday.



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People and vendors line 11th Street, looking north towards Jackson Street on the first day of the Omaha’s Farmers Market on Saturday.



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Steve Kunasek plays the Cajun accordion on the first day of Omaha’s Farmers Market on Saturday. Kunasek normally performs with The Prairie Gators.



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new sign

The new signs for CHarles Schwab Field are now installed. The field was formerly TD Ameritrade Park.



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Papillion-LaVista South’s Cole Krska (right) celebrates with Andre Santamaria after Santamaria scored a goal during their district final against Omaha South at Papillion-LaVista South High School on Wednesday.



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Abortion Rights Rally

Chelsea Souder, the founder and director of Nebraska Abortion Resources, speaks as hundreds of people rally for abortion access rights after a leaked draft a U.S. Supreme Court decision that would overturn Roe v. Wade become public outside the Omaha and Douglas County Civic Center on Tuesday.



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downtown living

A pigeon builds a nest in the sign on the DoubleTree hotel located at 1616 Dodge Street on Tuesday.



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Rain Celebration

Omaha Bryan’s Cesar Hernandez (8) celebrates his corner kick goal as teammate Christofer Gallardo-Mejia (14) comes up behind him in the Omaha Central vs. Omaha Bryan boys soccer district semifinal game at Omaha Bryan High School on Monday. Omaha Bryan won the game 3-0.



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Lincoln Lutheran/Raymond Central’s Jordan Ernstmeyer (left) and goalkeeper Sophie Wohlgemuth stop Norris’s Nicole Keetle (right) during their Class B state soccer game at Morrison Stadium on Wednesday.



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Omaha Westside’s Martin Mormino (right) makes a save as Creighton Prep’s Simon Metcalf tries to get his head on the ball during their Class A state soccer game at Morrison Stadium on Tuesday.



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Omaha Bryan’s Cesar Hernandez-Garcia celebrates after defeating Papillion-La Vista South in their Class A state soccer game at Morrison Stadium on Tuesday.



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Papillion-LaVista South’s Cole Krska jumps up to kick the ball during their district final against Omaha South at Papillion-LaVista South High School on Wednesday.



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Omaha Westside’s Coehen Rusin (left) collides with Creighton Prep’s Zamere Issaka during their Class A state soccer game at Morrison Stadium on Tuesday.



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Elyz Onofre hugs her son, Omaha Bryan’s Carlos Vargas Onofre, after Omaha Bryan defeated Papillion-La Vista South in their Class A state soccer game at Morrison Stadium on Tuesday.



EILEEN T. MESLAR THE WORLD-HERALD






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Omaha Westside’s Johnathan Boyle (left) battles Creighton Prep’s Max Matthies for the ball during their Class A state soccer game at Morrison Stadium on Tuesday.



EILEEN T. MESLAR THE WORLD-HERALD






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Omaha Westside’s Coehen Rusin (left) battles Creighton Prep’s Brady Bragg for the ball during their Class A state soccer game at Morrison Stadium on Tuesday.



EILEEN T. MESLAR THE WORLD-HERALD


[email protected], 402-444-1034, twitter.com/mduceyowh

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