Kitchen remodel change orders: why they happen and how to handle them

What is a kitchen remodel change order?

The FTC's guide to hiring a contractor puts it simply: "A change order is a written authorization to the contractor to make a change or addition to the work described in the original contract, and could affect the project's cost and schedule." In a kitchen, that might be moving an outlet, upgrading a countertop, adding under-cabinet lighting, or replacing a section of subfloor nobody could see until the old cabinets came out.

Source: FTC, "Hiring a Contractor" (March 2014).

Not every change order is bad news. Some are improvements you're glad to make, and some correct problems that would have caused trouble later. The goal isn't zero changes; it's no surprises about what each change costs and how it moves the schedule.

The key word is written. A change agreed on in a hallway conversation is still a change to the price and the schedule, but without paper behind it, the two of you may remember it differently when the invoice arrives.

What change orders do to a kitchen budget

Consumer Reports calls changing plans after work starts "the biggest mistake homeowners make" and reports that change orders "inflate the budget by an average of 10 percent." That's on top of whatever surprises the house itself delivers.

Source: Consumer Reports, "Home Renovation Without Aggravation" (updated March 2017).

Houzz's survey of 2025 projects shows how changes play out. In the Houzz & Home 2026 study, 37% of renovating homeowners went over budget. Asked why, they named reasons that map neatly onto the two kinds of change order:

The pattern is worth noticing. Upgrades and scope or design changes are decisions, and decisions can be moved earlier. Discovered conditions can't be avoided, only planned for with a contingency, which the budget planning guide covers.

Owner-driven vs. discovered changes

Owner-driven changes

These are changes you choose: a different faucet, a bigger island, an extra outlet, a wall you've decided should come out after all. They're the ones most worth preventing, because almost all of them could have been decided on paper. A change that seems small in the moment often touches several trades. Moving a sink a few feet can mean new drain and vent routing, a different base cabinet, a recut countertop and a revised electrical plan for the dishwasher.

The best defense is a finished plan. A dimensioned layout, a written scope and selections made before demolition leave very little to change. Design and 3D planning helps here because it lets you see the island size or aisle width before it's built, not after. The planning-before-demolition checklist lists the six things to settle first.

Discovered conditions

These come from the house: rotted subfloor under an old dishwasher, wiring that won't pass inspection, a pipe that fails when it's touched, or materials that need asbestos abatement. In older homes they're common. About 68.8% of Holladay's housing units were built before 1980, and older kitchens often hide undersized electrical service and aging galvanized pipe, which InterNACHI says has a useful life of roughly 20 to 30 years.

Sources: U.S. Census ACS 2020-2024 5-year, Holladay; InterNACHI, old plumbing.

You can reduce these by asking your remodeler to inspect what can be inspected before demo, such as the electrical panel, visible plumbing and any suspect flooring or ceiling material. The guide to remodeling older Holladay kitchens explains what to look for.

How to handle a change order in writing

Your contract should already explain the process. The FTC lists "how change orders are handled" among the things every remodeling contract should include. When a change comes up, make sure the written change order covers:

1. What changesA specific description of the added, removed or different work and materials.
2. WhyOwner request or discovered condition, with photos for anything found behind walls or floors.
3. The priceA fixed amount, or a clear method (such as time and materials with a cap). Include any credit for work removed.
4. The schedule effectHow many days it adds and whether other trades shift.
5. Signatures before workBoth parties sign and date it before the changed work starts.
6. Payment and receiptHow it's paid, and a receipt when it is.

Source: FTC, "Hiring a Contractor".

Allowances deserve special attention. If the contract carries an allowance for an item you haven't chosen yet, such as a countertop or light fixtures, any difference between the allowance and your final choice is effectively a change order. Choosing within the allowance keeps the price steady; upgrading means a written adjustment like any other change.

Number each change order and keep it with the contract. At the end of the project, the original price plus the signed change orders should equal the final bill.

Utah guidance on contracts and changes

The Utah Division of Consumer Protection recommends a written agreement that covers price, scope, materials, start and completion dates, cleanup and warranty, and estimates from several contractors. It also advises: "Always get a receipt for any payments made." If something goes wrong, the Division takes complaints by phone at (801) 530-6601 or online.

Source: Utah Division of Consumer Protection, home improvement guidance.

Change orders also matter for licensing. Utah's handyman exemption covers only work valued under $7,000, "including all changes or additions." A project that starts small can cross that line once changes are added, and electrical, plumbing, gas and HVAC work need properly licensed or certified people regardless. The Holladay permits guide explains licensing in more detail.

Source: Utah Code 58-55-305(1)(h).

Track who's working on the change

Changes often bring in new subcontractors or suppliers, such as an electrician for added circuits or a different countertop fabricator. In Utah, anyone who wants lien rights must file a preliminary notice with the State Construction Registry within 20 days of starting work, and anyone who doesn't file "may not claim a construction lien." Checking the notices filed on your parcel, through a free State Construction Registry account, shows you whose lien waivers to collect before final payment, as the FTC recommends.

Sources: Utah Code 38-1a-501; DOPL, State Construction Registry; FTC, "Hiring a Contractor".

The three-day cancellation rule: what it does and doesn't cover

Many homeowners assume every contract comes with three days to change their mind. It doesn't. The FTC's Cooling-Off Rule lets you cancel until midnight of the third business day after a sale, but it covers sales made at your home ($25 or more) or at temporary locations ($130 or more). It excludes situations where "you asked the seller to visit your home to repair or perform maintenance."

Source: FTC, "Buyer's Remorse: The FTC's Cooling-Off Rule May Help" (updated September 2025).

The FTC's contractor guide adds that the three-day right to cancel applies only when the contract is "signed…in your home or at a location other than the seller's permanent place of business." In short, don't rely on a cooling-off period as a safety net. Read the contract, including the change-order clause, before you sign it.

Sources: FTC, "How To Avoid a Home Improvement Scam"; CFPB, "Using home equity to meet financial needs".