Licensed, Bonded & Insured · Serving Glenview and the surrounding area
A full kitchen remodel in Glenview typically runs $34,000 to $56,000 keeping the layout and $66,000 to $108,000 for a gut that opens the room, and takes six to nine weeks on site. Permits are issued by the Village of Glenview at 2500 East Lake Avenue. The village splits cleanly: the 1950s and 1960s ranches need a wall taken out and a ring of soffits dealt with, while the houses at The Glen have the plan right already and need the cabinetry and the appliances replaced.
Two housing stocks, two completely different projects. Across most of the village the houses date from 1950 to 1975: ranches, split-levels and Colonials with a kitchen shut off from the family room, a pass-through in the wall, and a continuous ring of dropped soffits above the cabinets.
At The Glen, the former naval air station redeveloped from the late 1990s, the houses are twenty to twenty-five years old with the kitchen already open to the family room, a modern panel and engineered joists with room to run services. Nothing there is wrong; it has simply aged.
So the first question is which Glenview you live in. In the older half the money goes into removing a wall and rerouting whatever is in the soffits. At The Glen it goes almost entirely into cabinetry, stone and appliances, which is a far more predictable project and a shorter one.
Glenview is two towns in one, and the kitchen project is completely different in each.
| Era and style | What we find on site | What the project becomes | Typical range |
|---|---|---|---|
| 1950–1970 — ranches | A kitchen closed off by a non-structural wall, a full ring of soffits, copper supply, a slab or shallow crawl below and a 1960s panel. | Wall opened to the family room, soffits stripped and ducts rerouted, replanned around an island or peninsula. | $66k – $98k |
| 1960–1980 — split-levels and Colonials | Staggered or stacked floors, a separate dining room, deeper joists and a usable ceiling below in the Colonials. | A wide cased opening to the dining room, and a sink that can move because there is fall available. | $40k – $70k |
| 1997–2010 — The Glen, houses | Open plan already in place, a modern panel, engineered joists with room for services, and builder-grade cabinetry at the end of its life. | Finish and cabinetry replacement within the existing shell, usually without touching structure. | $36k – $60k |
| 1997–2010 — The Glen, townhomes | The same finishes, plus an association to approve the work and neighbours on both sides. | Cabinetry and appliance replacement with the association scope filed first and the working hours agreed. | $34k – $54k |
These are the conditions that decide the schedule and the contingency on a job in Glenview. We price around them rather than discovering them.
In the post-war housing the partition between the kitchen and the family room is frequently non-structural, which makes opening the plan far cheaper here than in a pre-war village. Where it does carry, a sized beam and an engineer’s letter go in with the permit.
Sometimes empty, often full of heating ducts. It decides whether wall units can reach the ceiling and whether ductwork has to be rerouted first. We open one and look before the design commits.
The waste run is frequently cast into a slab or sits in a crawl with very little fall, so a sink on an island can mean cutting and repouring concrete. The route is established before a layout depends on it.
Sized for a single oven, not for an induction hob, a double oven and a dishwasher. We look at the panel on the first visit so a service upgrade is priced rather than discovered at rough-in.
The original hood in these kitchens usually filters and recirculates rather than ducting outside. A proper duct is straightforward in a ranch and more awkward in a split-level, and it is designed in rather than found later.
Interior work inside the footprint is a straightforward village permit. Exterior changes go through zoning review, and in the townhome sections of The Glen an association approval applies as well.
Ranges, not a single number. Where a project lands depends on the scope, and we say which band we think you are in before you commit to anything.
New cabinetry, stone, backsplash, appliances, lighting and flooring on the existing services. Usually exactly right at The Glen.
The wall to the family room removed, soffits stripped and ducts rerouted, services reworked, a service upgrade where needed, and full-height cabinetry.
Kitchen, family room and often a mudroom as one project, with heating, plumbing and electrical rerun across the area. Priced after an engineer has been.
Cabinetry is the largest single line in almost every kitchen we build. This is how a full project divides up.
Based on an $78,000 project, the midpoint of what we actually build here. At The Glen the structural line disappears entirely and cabinetry takes close to forty per cent of the budget, because that is genuinely all the project is.
We look at the wall, at the ceiling below it where we can, and at the electrical panel. You get an honest read on what can move and what cannot.
Including a structural engineer where a wall is coming out, so the beam is sized before the price is set rather than after.
Submitted to the Village of Glenview at 2500 East Lake Avenue. We prepare and lodge it, and we tell you which route your project is on before you commit.
Any beam goes in, services are rerun, and everything is inspected before it is closed. A change to the price happens here, with the wall open, not at the end.
Cabinets set and scribed to walls that are rarely square, stone templated on site after the boxes are in, then appliances, backsplash and lighting.
We walk the room with you, write the list, and close it out before the final invoice.
Tell us about the property and what you want to change. We will walk the space, look at what is behind the walls, and come back with a written scope, a schedule and a price.
Keeping the layout and replacing cabinetry, stone, appliances and finishes generally runs $34,000 to $56,000. A gut that opens the room to the family room is usually $66,000 to $108,000. Which half of the village you live in decides which band you are in more than the finish level does.
Usually just the cabinetry, the stone and the appliances. The plan is already open, the panel is modern and the joists have room for services, so there is nothing structural to solve. That makes it a shorter and far more predictable project than the same budget spent on a 1960s ranch.
In the post-war housing it usually carries nothing and comes out easily. Where it does carry, the opening needs a sized beam, posts down to a bearing point and an engineer’s letter with the permit. We establish which you have before pricing rather than after.
Often heating ducts, sometimes nothing. It decides whether wall units can go to the ceiling and whether ductwork has to be rerouted first, which is a real cost. We open one and look rather than assume it can simply come down.
Yes. The Village of Glenview requires a building permit for kitchen work altering plumbing, electrical or structure. Applications go to 2500 East Lake Avenue and the work is inspected at rough-in and at completion. We handle the filing.
Sometimes, but it becomes a concrete job. The waste run is cast into the slab at a fixed fall, so a sink in the middle of the room means cutting, re-routing and repouring. A peninsula off the existing wall is often the better answer and we will say so.
A 1960s panel usually will not carry an induction hob, a double oven and a dishwasher. At The Glen it almost always will. We check the panel on the first visit either way.
Glenview sits beside Northbrook, Deerfield, Morton Grove and Park Ridge, all regular ground for the same crews.
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