What to Ask Before Signing a Kitchen Remodel Contract in Florida
Signing a remodeling contract in Florida without asking the right questions first is one of the most expensive mistakes a homeowner can make. This isn't about being difficult — it's about protecting a $40,000 to $150,000 investment in your home.
Most remodeling disputes come down to one thing: assumptions. The homeowner assumed something was included. The contractor assumed it wasn't. A clear contract eliminates that gap before a single cabinet is touched.
Insurance & Accountability Questions
Can you provide a current Certificate of Insurance listing me as additionally insured?
You want general liability (minimum $1M per occurrence) and workers' compensation coverage. If a worker is injured in your home and the contractor lacks workers' comp, you could be held liable. "Additionally insured" means you're covered if their work damages your property.
Scope & Specifications Questions
Is everything in this quote fully specified, or are there allowances?
Allowances are budget placeholders for unselected items — and they're almost always too low for Palm Beach County costs. Push to replace every allowance with a real product selection before signing. If impossible, ask to raise each to a realistic number.
What is the cabinet box construction — plywood or particle board?
In South Florida's humidity, particle board cabinets will swell and fail within 5–10 years, especially near sinks and dishwashers. Plywood construction is the only right answer for a long-term remodel. Get this in writing.
Timeline & Payment Questions
What is the realistic timeline, and what could extend it?
Custom cabinets in Palm Beach County currently have 10–14 week lead times. A realistic full kitchen remodel is 12–18 weeks from contract to completion. Anyone promising 6 weeks is using stock cabinets or not telling the full story.
What is your payment schedule, and is it tied to milestones?
A legitimate payment schedule is milestone-based — tied to project phases, not arbitrary dates. You should see payments tied to: contract signing, demolition completion, cabinet installation, countertop installation, and final walkthrough. Avoid any contractor who requires large lump-sum payments early in the project before work has been completed.
Pre-Signing Checklist
Palm Beach County Remodel Checklist
- Received Certificate of Insurance (you as additionally insured)
- All allowances replaced with real specs or raised to market rate
- Cabinet box construction confirmed as plywood in writing
- Plumbing/electrical relocation explicitly included or excluded
- Realistic timeline confirmed with lead time acknowledgment
- Payment schedule is milestone-based, not date-based
- Payment schedule is milestone-based and tied to completed work phases
- Labor warranty terms in writing
- Notice of Commencement process confirmed
- Change order process defined in contract
We Welcome Every One of These Questions
Frequently Asked Questions
What should be included in a kitchen remodel contract in Florida?
A proper Florida kitchen remodel contract should include a detailed scope of work, itemized pricing, a payment schedule tied to milestones, start and completion dates, a change order process, warranty terms, and the contractor's license number and insurance information.
How much deposit is normal for a kitchen remodel in Palm Beach County?
A deposit of 10–33% is standard in Palm Beach County. Be cautious of contractors requiring more than 33% upfront — Florida law limits deposits on contracts over $2,500. Never pay the full amount before work is complete.
Can a contractor change the price after signing in Florida?
The original contract price is binding. Any change in scope or price must go through a written change order signed by both parties. Verbal agreements to change prices are not enforceable. Never authorize additional work without a signed change order.
What licenses should a kitchen remodel contractor have in Palm Beach County?
General contractors should hold a Florida state-certified or county-registered contractor license. Plumbing and electrical work must be performed by licensed subcontractors. Always verify licenses at myfloridalicense.com before signing anything.
What is a reasonable payment schedule for a kitchen remodel?
A fair payment schedule ties payments to project milestones — typically deposit at signing, a draw after demolition and rough-in, a draw after cabinet installation, and a final payment after the punch list is complete. Never pay the final balance until all work is finished to your satisfaction.
Owner of South Florida Kitchen & Bath Design, serving Palm Beach County since 2007. Andre and his team have completed thousands of kitchen and bathroom renovations across Boca Raton, West Palm Beach, Wellington, Delray Beach, and the surrounding communities.