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Question DetailsAsked on 2/1/2014

I am currently remodeling my kitchen, a quarter way through the remodel the contractor wants to increase the price

after he took down the old dry wall, he say that there was no framing present, so he will have to built new framing as backing for the new dry wall, he said that the original price he quoted was just for replacing the dry wall and that he could not see under the old drywall to know that there was no wooden framing. is it normal business practice to charge extra for unknown conditions under transparent surfaces?

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2 Answers


I would assume you meen non-transparent surfaces. Yes if one finds things like termite damage, wood rot or structural problems that can not be seen untill demo has begun and extra is generally charged. What I don't understand is what was holding up the sheetrock prior to demo as sheetrock is not a structural building material and needs to be nailed or glued to something. Unless it is a concrete block house and he pulled off the furring strips when his guys did the demo and then I would think it is his nickel and even if he wants you to pay for materials it should not be much more than $100 to $200. The only other possibility is if it is an old cabin with T&G 3/4 inch pine walls whichhe could still just fur out and install the sheetrock and hang the cabinets. With out more info I can't help you much more.


Answered 6 years ago by ContractorDon


This would fall under the cateogry of unforseen circumstances. - no contractor would be expected to find drywall unsupported by studs, assuming that is actually what the case was. But you do find it, particularly behind appliances and utility rooms and other areas where it is not subject to being pushed against, on homeowner construction.

Assuming there actually were no studs there, and assuming the wall is being redone where it originally was (which makes me question why drywall was torn out in the first place unless plumbing or elecrtrical access was needed), then all you would be paying for is new studs at typically 16" on center - about $2-3/stud materials cost - installed cost maybe $10 max per stud, so even the $200 range given in other comment is probably steep.

I would be careful - if he is charging you extra for a minimal item like this, he might be testing to see how much more you will go for. Be on your toes, but don't be too pessimistic - so far, for a nominal change order cost, sounds legit. Make sure to get the change in a WRITTEN change order with a copy for both of you and signed by him and you. That makes it part ofthe contract, but will also put him on notice you are not going to approve changes or overruns without formal pre-approval and a change order, which could shut down any attempt to milk the job if he figures you know what you are doing as a customer.

Answered 6 years ago by LCD

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