Two kitchens, usually. One gets painted so the house shows well against a firm listing date, and the other gets painted while the condo or bungalow townhome is still empty, before a single box is carried in.
The two jobs are quoted together and scheduled apart, because the dates come from a lawyer rather than from us. Between a listing and a closing there is often a short window with nobody living in either place, and that window is the best thing that can happen to a cabinet painting schedule.
The Kitchen Being Sold Gets Cabinet Painting For The Photographs
A dated kitchen is the single room buyers price down hardest. In a 1960s Aldershot or Shoreacres bungalow that usually means birch slab doors that have gone orange under old varnish, and in a 1980s Tyandaga or Brant Hills house it means thirty-five to forty-five golden oak raised panels.
Neither needs replacing. The boxes in both are usually sound, and cabinet painting in a soft greige or a warm white pulls the orange out of the room for a few thousand dollars rather than the price of new cabinetry. Against a detached market averaging well over a million dollars and thin on transactions, that is a small number attached to the room that sets the tone of a whole showing.
The listing date is fixed, so the sequence is built backwards from it and the cabinet painting finishes with days to spare rather than hours. The kitchen cabinet painting page has the full day-by-day order of work.
The Condo Being Moved Into Gets Cabinet Painting Before The Furniture Arrives
Nothing is easier to work in than an empty unit, and cabinet painting is no exception. No dishes to box up, no meals to work around, no need to keep a sink reachable, and boxes and frames can be coated in one pass instead of in halves.
Most of these kitchens are small. Eighteen to thirty pieces is normal in a building along Plains Road in Aldershot, near Brant Street downtown or off Fairview Street, and the finish is builder-beige maple or an early thermofoil that somebody else chose in 2004. Making it yours is a colour change, not a rescue.
Small Kitchens Need An Honest Cabinet Painting Minimum, Not A Scaled-Down Rate
A per-door price taken off a forty-five-piece job does not work on an eighteen-piece one. Setup, masking, degreasing, primer mixing, travel and two trips for the fronts cost close to the same in a small kitchen as in a large one, so the price per piece is higher and the total is lower.
We quote small kitchens as a minimum job with the pieces listed, and we say so plainly on the visit. A condo galley generally sits between $1,800 and $2,800 for cabinet painting, and nothing about that number changes after the fact.
Condo Rules Are Why Cabinet Painting Happens Off Site
Boards set the terms and they are not negotiable: a booked service elevator, a service entrance, moving-hour windows, proof of insurance filed with management before anyone arrives, and no odour drifting into a shared corridor. Spraying inside a unit fails that last one every time.
Fronts leave on the first morning, get sprayed in the booth and come back finished. What happens in the unit is sanding under dust control and low-odour waterborne coating on boxes and frames only. Neighbours on the same floor rarely notice. The condo kitchen cabinet painting page lists what the board usually asks for.
Thermofoil And Laminate Condo Doors Cannot Simply Be Sanded
Cabinet painting a thermofoil door turns entirely on whether the skin is still bonded to the board underneath. Sanding one does nothing useful, because the surface is a vinyl skin over board rather than a coating over wood. A skin still tight everywhere takes a waterborne bonding primer and holds paint well. A skin lifting beside the dishwasher will keep lifting under paint, and that door gets stripped to the board or replaced.
Laminate behaves the same way and is common in units built before 1995. We say which doors are candidates for cabinet painting and which are not before the quote is written, and replacing three doors onto sound boxes is often cheaper than arguing with all thirty. See thermofoil, melamine and laminate cabinet painting for the detail.
Hardware Changes That Make A Smaller Kitchen Easier To Live In
Round knobs are the hardest thing in a kitchen to grip. D-pulls and bar pulls give a whole hand something to hold, and swapping them is a normal part of a cabinet painting job because the old holes are filled and re-drilled before primer anyway.
Soft-close hinges stop doors slamming and drop into most existing cup cutouts. Pull-out lower shelving brings the back of a deep base cabinet out to the front instead of asking someone to kneel on a tile floor. A higher-contrast finish between doors and counters helps a great deal in low light, which matters in the interior galley kitchens most towers have.
A Cabinet Painting Quote Has To Survive Being Forwarded To Another City
Often the person who books the work is a son or daughter living somewhere else, paying by e-transfer, and reading the quote on a phone. So the quote spells out the count, the material, the primer, the enamel, how many coats, the dates and the total, and there is no hourly rate anywhere on it.
Empty-house access is routine for us, whether that means a lockbox, a realtor's schedule or a neighbour with a key. Photographs go out at the end of each working day. Insurance covers the work from the first day to the last.
Booking Cabinet Painting Around A Closing Date In Burlington
Call +1 (289) 206-6890 with the two addresses and the two dates, and we will tell you straight away whether the window works. No fee attaches to the visit or to the written quote, and both kitchens are priced in one pass so the two numbers sit side by side. Send the dates through the contact page, or go back to the home page to see how cabinet painting runs on a house kitchen and a condo kitchen respectively.
Downsizing Cabinet Painting Questions
Can both kitchens be painted around one closing?
Yes. Both kitchens are quoted in one pass and scheduled apart, because the dates come from a lawyer. The listing kitchen is sequenced backwards from the listing date, and the empty condo is painted before the furniture arrives.
Can someone else book the job from out of town?
Yes. Often a son or daughter living elsewhere books the work. The quote spells out the count, material, primer, enamel, coats, dates and total, with no hourly rate, and photographs go out at the end of each working day.
Is a small kitchen priced per door?
Not quite. Setup, masking, degreasing, primer mixing and two trips for the fronts cost close to the same in any kitchen. Small kitchens are quoted as a minimum job with the pieces listed, usually $1,800 to $2,800 for a condo galley.