Kitchen Remodeling in Dallas, TX: Plan and Hire

Define the kitchen you want before requesting bids

Prepare one written scope for each bidder. Describe which cabinets you will keep, replace, or reface; list countertop and flooring choices; and identify appliances you will supply. Mark the sink, dishwasher, range, refrigerator, lighting, and outlets on a sketch. Ask bidders to price the same base scope and list alternatives apart from it.

Identify changes that need a closer review: removing a wall, moving the sink, adding circuits, changing ventilation, or altering an exterior opening. Dallas says structural work generally needs a building permit. Its development guide identifies electrical, plumbing, and mechanical work as separate trade-permit categories. Ask City staff to confirm the permits for your design before you authorize demolition. [1] [2]

Ask the contractor to inspect the existing kitchen before finalizing the proposal. Request a written explanation of any unknowns, such as conditions behind cabinets or inside walls, and how the contractor will price discoveries. Choose a process that requires your written approval of added cost and time before extra work starts.

Check the contractor and the people doing trade work

Use the DallasNow Contractor Registration search to check the business name or registration number. The City guide says you can perform this lookup without an account. Confirm Active status, the expiration date, and the category that matches the work. Request a current certificate of insurance and references from recent Dallas projects. [2]

Ask for the names of the plumbing, electrical, and mechanical contractors before signing. Dallas requires hired plumbing and mechanical contractors to hold the relevant licenses, even when the work does not need a permit or inspection. The City's FAQ also requires a licensed electrician for electrical work, subject to a specific homeowner exception. [1]

Interview references about the parts of the job you care about: communication during demolition, handling of changes, protection of occupied rooms, and completion of outstanding items. Ask the proposed contractor who will supervise your site and how you will reach that person. Put payment milestones, change approvals, cleanup, and warranty terms in the contract.

Compare complete bids and tax treatment

Request separate descriptions for demolition, cabinets, surfaces, appliances, trade work, permits, and cleanup, even if the contractor offers one total price. For allowances, ask what product and quantity the allowance covers, whether installation is included, and how you will approve an overage. Compare exclusions before comparing totals.

The Texas Comptroller distinguishes lump-sum and separated residential remodeling contracts. Under a lump-sum contract, the contractor pays tax on purchases and does not charge the customer tax. Under a separated contract, the contractor collects applicable sales tax on incorporated materials and specified taxable services. Residential construction labor remains nontaxable. [4]

Ask the bidder to explain the contract type and tax calculation. Include your chosen products and a reserve you can afford for approved discoveries. Use project-specific bids to set your budget.

Arrange permits, inspections, and time without a kitchen

Name the permit applicant in your agreement and request the primary permit number plus related trade record numbers. Dallas uses DallasNow for applications, payments, tracking, and inspections. Each trade has its own inspections, and the City's guide directs contractors to schedule those through the trade record rather than the main building record. [2]

Ask the contractor to include inspection stages in the construction schedule. Dallas requires rough inspections before finals and warns against covering work before required inspection. Agree on who will provide inspector access and who will send you the results before the crew closes walls or installs finishes. [2]

Request a schedule that distinguishes design, permit review, material deliveries, demolition, installation, and completion. Before demolition, confirm appliance specifications and delivery arrangements. Plan a temporary food-preparation area, discuss water and power interruptions, and agree on dust protection and daily access. Ask for an update whenever the contractor changes the expected kitchen downtime.

Choose appliances before finalizing cabinets

Give your designer and installer the exact appliance model specifications. Ask them to check cabinet openings, door clearance, utility connections, and service access before you approve cabinet orders. Include who supplies each appliance, who installs it, and who handles a damaged or incorrect delivery.

For dishwasher selection, the Department of Energy's October 2023 reference comparison lists annual energy use of 200, 240, and 307 kWh for its best available, ENERGY STAR, and less efficient categories. Use the chart as background for comparing efficiency. Check the actual model's current specifications and your own usage before estimating operating costs. [5]

Dishwasher annual energy use: DOE reference comparison

Match the scope to your next step

Your hiring checklist

1. Give each bidder the same scope, sketch, appliance list, and finish selections.
2. Request contractor registration numbers and identify the trades involved.
3. Ask City staff to confirm permit and exterior-review requirements for the address and scope.
4. Compare allowances, exclusions, tax treatment, and responsibility for owner-supplied products.
5. Agree on written change approvals and payment milestones.
6. Confirm material delivery plans and temporary cooking arrangements before demolition.
7. Request inspection results, a completion list, and warranty documents at handover.

Frequently Asked Questions

Does replacing cabinets mean I need a building permit?

Dallas exempts qualifying nonstructural interior remodeling in single-family and two-family dwellings when it adds no floor area and changes no exterior doors or windows. Describe the cabinet project and associated trade work to City staff; the cabinet scope alone does not answer whether plumbing or electrical permits apply. [1] [2]

How can I follow permit progress if the contractor applies?

Request the record numbers and agree on regular status updates. DallasNow supports record searches, but the City guide says only the Applicant can see the Plan Review tab. Ask the applicant to share review comments and responses with you. [2]

Should the contractor charge sales tax on labor?

Texas does not tax labor to remodel residential real property. A separated contract can include customer sales tax on incorporated materials and specified taxable services. Under a lump-sum contract, the contractor pays tax on purchases and does not charge the customer tax. [4]

Does the dishwasher chart predict my utility savings?

No. DOE published reference categories using October 2023 efficiency information and stated test assumptions. The chart compares annual energy use, not Dallas utility bills or current individual models. Compare your chosen models using their specifications and your household's usage. [5]