Construction & Remodeling FAQ

In Orange County, permits are required for any structural work (removing or adding walls, room additions), electrical work beyond simple fixture swaps, plumbing relocation, HVAC changes, new decks or deck replacements, and window or door changes that alter the opening size. Cosmetic work like painting, flooring, and countertop replacement typically does not require a permit. Unpermitted work can cause problems during a home sale — buyers' inspectors flag it and some title companies require remediation. We handle all permit applications as part of our service. You never need to visit a permit office.

A full kitchen remodel (demo, cabinets, countertops, backsplash, flooring, lighting) typically takes 3–5 weeks of active construction. However, the planning and material lead time before work starts can add 3–8 weeks — custom cabinets alone take 4–6 weeks to manufacture. Total project timeline from signed contract to completed kitchen is usually 8–12 weeks. We give you an exact schedule before work begins so you can plan your kitchen downtime. We also stage the work so your sink and refrigerator are accessible as long as possible.

Budget kitchen updates (new countertops, hardware, paint): $5,000–$12,000. Mid-range full remodel (semi-custom cabinets, quartz countertops, tile backsplash, new flooring, updated lighting): $25,000–$50,000. High-end remodel (custom cabinets, premium countertops, structural changes, high-end appliances): $55,000–$90,000+. The three biggest cost drivers are cabinet quality (stock vs. semi-custom vs. custom), countertop material (laminate vs. quartz vs. marble), and whether the layout changes. We provide complete written estimates so you know exactly what you're paying for.

It depends on the scope. For a single-room remodel (one kitchen or bathroom), most families stay home — we seal off the work area with plastic sheeting, lay floor protection throughout, and maintain a clean site. For whole-home renovations or projects that affect HVAC, electrical panels, or the only bathroom in a home, temporary relocation for 2–4 weeks is often more practical. We plan every project sequence to minimize inconvenience — for example, rebuilding a master bath while keeping the guest bath fully operational. We'll give you an honest assessment during the estimate.

Our written estimates break down: labor by trade (carpentry, tile, plumbing rough-in, electrical rough-in), materials with specific product specifications, permit fees if applicable, project timeline with key milestones, and payment schedule. We don't give verbal ballpark quotes — every estimate we produce is something you could take to another contractor for a direct comparison. Carlos reviews every estimate before it goes out and walks through it with you personally. There is no charge for the estimate and no obligation to hire us.

Go to myfloridalicense.com and search by contractor name or license number. Florida Certified Building Contractors (CBC prefix) can work statewide. Florida Registered Contractors (CGC, CRC prefixes) are county-limited. You want to see: Active status, the correct license category for the work being done, and no disciplinary actions. Also verify they carry both general liability insurance AND workers' compensation — ask for certificates of insurance naming you as a certificate holder. Summit's license is #CBC1265318 — look us up. Every legitimate contractor in Florida should welcome this check.

According to Remodeling Magazine's Cost vs. Value report, a mid-range kitchen remodel in Florida returns about 67–72% of its cost in resale value. A master bathroom addition returns 55–65%. Minor kitchen updates (countertops, hardware, paint) return 80–90% because the cost is low relative to the value impact. The Orlando market is competitive — updated kitchens and bathrooms are among the first things buyers notice and appraisers value. That said, you should remodel primarily for yourself. The best ROI is using your home the way you want for years before you sell.

We stop work immediately, photograph the issue, and call you before proceeding. In Florida homes, common surprises include: old aluminum wiring that needs remediation, hidden water damage behind shower walls, plumbing that doesn't meet current code, or asbestos-containing materials in homes built before 1980. None of these are deal-breakers — all are solvable. We provide a written change order with the cost and timeline impact before touching anything beyond the original scope. We never proceed without your explicit approval. This is one of the reasons we document everything in writing from day one.