Introduction: A small kitchen remodel in Chicago can feel simple on paper, but real homes and condos add real constraints. This guide walks through typical cost ranges, what drives bids up or down, and how to compare proposals line by line. You’ll also see common Chicago-area “gotchas” like older wiring, tight deliveries, and condo rules, so you can budget with fewer surprises.
What counts as a “small kitchen” in Chicago?
Most homeowners mean a galley kitchen, a compact L-shape, or a small U-shape – often 60 to 150 square feet – with limited wall space, one main work zone, and little room to stage materials.
In Chicago bungalows, two-flats, and older brick homes, “small” also means older framing and layers of past updates. In condos, “small” can mean modern layouts but strict building rules and limited access for hauling and deliveries.
How much does a small kitchen remodel cost in Chicago?
For a typical small kitchen remodel in Chicago and nearby suburbs, many projects land in the mid five figures to the low six figures. The spread is wide because “small” describes size, not complexity.
To keep expectations realistic, think in three practical tiers:
- Refresh (keep layout): New cabinet fronts or stock cabinets, new counters, basic lighting, paint, minor flooring patching.
- Mid-level remodel (some upgrades): New semi-custom cabinets, new counters and backsplash, better lighting plan, upgraded electrical, new flooring, and a focused plumbing update.
- Full remodel (layout changes): Moving plumbing or gas, removing a wall, new soffit work, new ventilation route, upgraded service, and higher-end finishes.
If you prefer a quick metric, many homeowners compare renovation cost per square foot in Chicago. That can help early on, but it’s not a final answer. A 90 sq ft kitchen that needs a panel upgrade and asbestos testing can cost more than a 140 sq ft kitchen with easy access and modern utilities.
Why do Chicago bids vary so much?
Most price swings come from the “hidden” parts of the job: access, age of the home, and what you’re changing behind the walls.
Older homes can add mandatory safety steps
Many Chicago-area homes were built before 1978. If painted surfaces will be disturbed, contractors may need lead-safe practices. The EPA’s Renovation, Repair and Painting (RRP) rule explains when those protections apply. EPA Renovation, Repair and Painting (RRP) Program overview
Permits and inspections can affect scope and schedule
When work involves structural changes, electrical, plumbing, or other regulated items, permits may be required. Chicago’s Department of Buildings outlines permit needs and processes, which can also influence timelines. Chicago Department of Buildings information
Condos change the rules
In a condo, the “jobsite” includes hallways, elevators, loading docks, and quiet hours. Even if materials cost the same, labor can rise because crews spend more time protecting common areas and moving materials in smaller batches.
Typical small kitchen remodel line items (and what they include)
Here’s a planning-level breakdown of what usually shows up in a Chicago proposal. Your exact numbers will depend on finishes, site conditions, and whether the layout changes.
Table: Common small kitchen remodel line items in Chicago (typical ranges)
| Line item | What it typically includes | Budget impact (low to high) |
|---|---|---|
| Design and planning | Field measurements, layout plan, cabinet plan, finish selections, coordination | Low to medium |
| Demolition and haul-away | Removing cabinets, counters, flooring, soffits; debris removal; protection | Medium |
| Cabinetry | Stock, semi-custom, or custom boxes; hardware; fillers; install labor | High |
| Countertops | Template, fabrication, install, cutouts, seams, backsplash decisions | Medium to high |
| Plumbing | Sink and faucet hookup, shutoffs, dishwasher line, disposal, minor reroutes | Low to high |
| Electrical and lighting | New circuits as needed, GFCI protection, under-cabinet lighting, fixture install | Medium to high |
| Ventilation | Hood install, ducting route, exterior termination where required | Medium |
| Flooring | Demo, subfloor repair, new floor install, transitions, base trim | Medium |
| Backsplash and tile | Tile, grout, trim pieces, wall prep, sealing where needed | Low to medium |
| Finish carpentry | Trim, scribe, end panels, toe-kicks, touch-ups | Medium |
| Project management | Scheduling trades, inspections, material coordination, site communication | Medium |
| Contingency | Hidden damage, out-of-square walls, extra patching, small scope changes | Medium |
What drives the biggest cost differences?
Square footage matters, but five choices usually matter more.
- Layout changes: Moving a sink, gas line, or wall often has a ripple effect across trades.
- Cabinet approach: Cabinet boxes, door style, storage accessories, and install complexity can dominate the budget.
- Electrical upgrades: Older homes may need more circuits, safer grounding, or a cleaner lighting plan.
- Vent routing: A true ducted hood can cost more upfront, but it often performs better than recirculating setups.
- Site access: Third-floor walkups, tight alleys, and limited parking add labor time.
How can I compare contractor proposals fairly?
Ask each contractor to quote the same scope, then compare allowances and assumptions.
Here’s a quick method that works well for small kitchens:
- Confirm the layout: “Are we keeping plumbing and appliances where they are?” If not, where exactly are they moving?
- Check cabinet details: Box material, drawer construction, hardware, soft-close, and who handles fillers and end panels.
- Ask what’s excluded: Painting, patching, disposal, floor leveling, permit fees, or appliance installation can be left out.
- Review allowances: If one bid uses a low allowance for counters or lighting, the “cheap” bid may not stay cheap.
- Confirm protection and cleanup: Condo hallways and adjacent rooms should be protected and cleaned daily.
How can I remodel my kitchen cheaply without regretting it?
Keep the layout, spend on the parts you touch every day, and be picky about what you replace.
These moves often cut cost while keeping quality high:
- Don’t move plumbing: Keeping the sink and dishwasher in place can reduce both labor and permit complexity.
- Choose a simple cabinet layout: Fewer specialty cabinets (like angled corner units) often means lower cabinet and install cost.
- Use “upgrade anchors”: Pick one feature that changes the feel (lighting, counters, or a better hood) and keep the rest straightforward.
- Rework lighting before finishes: Good light makes modest finishes look better. Bad light makes great finishes look dull.
If you’re collecting options and want a single place to see what Anthony’s Carpentry handles across kitchens, baths, and full renovations, the how can I remodel my kitchen cheaply service overview is a helpful starting point for scoping your project with fewer surprises.
What does “good quality” mean in a kitchen remodel?
“Good quality” usually means you won’t feel the kitchen wearing out in a few years. The cabinets close well, the counters are installed cleanly, the lighting is comfortable, and the layout works for daily use.
Homeowners often ask how much does a good quality kitchen cost because they don’t want “luxury,” but they also don’t want shortcuts. In practice, good quality is a combination of:
- Solid installation: Out-of-square walls and uneven floors are common in older Chicago homes, so careful shimming and scribing matter.
- Smart storage: A few well-placed drawers and pull-outs can beat a bigger set of basic cabinets.
- Durable surfaces: Choosing materials that handle heat, water, and daily cleaning reduces future repairs.
Small details add up fast. For example, faucet reach, spray function, and finish durability affect daily use more than people expect. This guide on choosing a faucet when you’re weighing how much does a good quality kitchen cost can help you avoid buying twice.
Should you open up a small kitchen?
Sometimes, yes – but only if the structure, budget, and lifestyle support it.
Opening a kitchen can improve light and traffic flow. However, it can also add cost through structural framing, permits, dust control, flooring patches, and updated electrical plans. If you’re considering that route, this overview of what an open concept kitchen is and whether it fits your home can help you decide before you pay for redesign work.
How Anthony’s Carpentry approaches small kitchen remodels in Chicago
Small kitchens demand planning because there’s less room to “hide” rough work. Anthony’s Carpentry brings more than 22 years of hands-on construction experience to projects across Chicago and the surrounding suburbs, with a process that covers consultation, planning, demolition, construction, installation, and final finishing.
If you’re comparing highest rated kitchen remodel contractors, focus on clear scope, realistic timelines, and how the contractor handles older-home conditions. For a simple overview of what’s included and how projects are managed, you can review highest rated kitchen remodel contractors and use it as a checklist while you gather bids.
Summary
A small kitchen remodel in Chicago usually costs less than a large kitchen, but it’s not automatically “cheap.” Layout changes, cabinets, electrical updates, ventilation, and site access are often the real budget drivers. Compare proposals by scope and allowances, keep plumbing in place when possible, and plan for older-home realities like out-of-square walls and safety requirements. If you want a contractor who can manage the full process from demo through finish carpentry, Anthony’s Carpentry’s service page is a practical next stop to map your scope before requesting estimates.
FAQ
What’s the fastest way to control a small kitchen remodel budget?
Keep the layout the same, especially the sink and major appliances. Then choose a cabinet line and countertop level early, because those two categories tend to set the budget range.
Is “cost per square foot” a reliable way to estimate my kitchen?
It’s useful for a rough starting point, but it misses job complexity. A small kitchen with panel upgrades, vent ducting, or heavy wall repair can cost more than a larger kitchen with easy access and modern utilities.
Why do two bids with similar finishes still come in far apart?
Look for differences in what’s included: protection, haul-away, electrical scope, venting, drywall repair, painting, permit handling, and project management. Also check whether allowances are realistic for the finishes you want.
Can I keep my existing cabinets to save money?
Sometimes. If the boxes are solid and the layout works, refacing or replacing doors can reduce waste and cost. Still, if the kitchen needs better storage or the boxes are worn, new cabinets may be the smarter long-term choice.
What should I ask a contractor before signing for a small kitchen remodel?
Ask who pulls permits (if needed), how change orders are handled, what’s excluded, what the payment schedule looks like, and how the crew protects nearby rooms. In condos, also ask how materials will be moved and what building rules affect work hours and debris removal.