Kitchen remodels are the most commonly botched renovation in Detroit. Not because the work is technically difficult, but because homeowners hire the wrong contractor. I have been called in to fix other contractors' mistakes more times than I can count: cabinets that were not level, plumbing that was not to code, electrical work done without a permit that had to be completely redone before the house could sell. Every one of those situations started the same way. A homeowner got a bid that looked reasonable, felt good about the contractor in conversation, and signed a contract that left them exposed.
This guide is a direct, practical rundown of the red flags that predict a bad outcome. If you are getting kitchen remodel bids in Detroit or the surrounding Metro Detroit area, read this before you sign anything.
Red Flag 1: No Contractor License Number on the Estimate or Business Card
In Michigan, any contractor performing residential building work must be licensed through LARA, the Department of Licensing and Regulatory Affairs. A licensed residential builder or maintenance and alteration contractor has a license number on file. That number should appear on every estimate, every contract, and every invoice.
If you are getting a bid from someone who does not list a license number, ask for it directly. If they cannot provide one or get evasive, stop there. Unlicensed work can void your homeowner's insurance coverage, expose you to liability if a worker is injured on your property, and leave you with no state-backed recourse if the work is incomplete or substandard. You can verify any Michigan contractor license at the LARA online portal in about two minutes. Do it before you sign.
Red Flag 2: Demanding More Than One-Third of the Contract Price Upfront
Michigan law is specific on this point. Under the Michigan Residential Builders Act, a contractor cannot require a deposit of more than one-third of the total contract price before work begins. If a contractor is asking for 40 percent, 50 percent, or more upfront, they are either uninformed about the law or banking on the fact that you are not.
Large upfront deposits are also a practical risk. They give the contractor little financial incentive to complete the work on schedule or to your satisfaction. Payment schedules should be tied to completion milestones, not to whatever number sounds convenient at the time of signing.
Red Flag 3: No Written Contract, Only a Verbal Agreement or Text Messages
A handshake deal or a text thread is not a contract. Without a written and signed contract specifying the scope of work, the materials to be used, the payment schedule, the timeline, and the warranty terms, you have almost no legal standing if something goes wrong. "He said he would fix it" is not enforceable. "Section 4.2 of the contract states the contractor warrants all workmanship for one year" is.
This is not about distrust. It is about protecting both parties. A contractor who resists putting things in writing is protecting themselves, not you.
Red Flag 4: No Mention of Permits
Kitchen remodels in Michigan that involve electrical work, plumbing, or structural changes require permits from the local building department. This is not optional and it is not bureaucratic overhead. Permits exist so that a licensed inspector verifies the work meets code before it is covered up behind drywall or tile.
Unpermitted work creates serious problems at resale. Buyers' agents and home inspectors flag unpermitted renovations. Mortgage lenders can reject financing. In some cases, homeowners are required to remove and redo unpermitted work before a sale can close. If a contractor tells you permits are unnecessary or offers to skip them to save money, walk away.
Red Flag 5: The Bid Is Significantly Lower Than All Other Bids
When one bid comes in 20 percent or more below the others, there are three likely explanations. The contractor is planning to use cheaper materials than what was discussed, they intend to use unlicensed subcontractors to reduce labor costs, or they plan to submit change orders throughout the project that push the final cost well above the original bid. Sometimes all three.
A kitchen remodel has a real cost. Materials cost what they cost. Skilled labor costs what it costs. Permits, insurance, and overhead cost what they cost. A bid that defies market pricing is not a deal. It is a question you have not gotten the answer to yet.
Red Flag 6: Cannot Provide Proof of Insurance
Every legitimate contractor operating in Michigan carries general liability insurance. Ask for certificates of insurance before any work begins and verify that the coverage is current. The certificate should list your address as an additional insured location for the duration of the project.
If a worker is injured on your property and the contractor does not carry workers' comp, your homeowner's insurance may be the backstop. That is a position you do not want to be in. If a contractor cannot produce insurance documentation within 24 hours of being asked, treat that as a disqualifier.
Red Flag 7: Pressure Tactics and Artificial Urgency
Any contractor who tells you the price is only good today, that they have a crew available this week only, or that you need to sign right now to lock in a slot is using sales pressure to prevent you from doing your homework. Reputable contractors are busy. They do not need to manufacture urgency.
Take your time. Get multiple bids. Read the contracts carefully. A contractor who respects your process is more likely to respect your project. One who tries to rush you past due diligence is doing so because due diligence is not in their favor.
Red Flag 8: No Physical Business Address
A contractor whose only contact information is a cell phone number and a Google Voice number has no physical business presence you can trace. If things go wrong, there is no office to visit, no address to serve legal papers to, and no local accountability. This does not mean every legitimate contractor operates out of a commercial office, but they should have a verifiable business address on their license, their contract, and their estimate. Check it against their LARA license filing.
Red Flag 9: Subcontractors Are Not Licensed
Most kitchen remodels involve multiple trades. The general contractor coordinates everything, but the electrical work is done by an electrician, the plumbing by a plumber, and if there is HVAC work, by an HVAC technician. Each of those tradespeople must hold their own Michigan license for the work they are performing.
Ask directly: who does your electrical? Are they licensed? Who handles plumbing? Ask for their license numbers. A general contractor who does not know or does not want to say is telling you something important. Unlicensed sub-trade work is the most common source of permit failures and code violations in kitchen remodels.
Red Flag 10: Vague Scope of Work with No Material Specs
A scope of work that says "install new cabinets, countertops, and flooring" is not a scope of work. It is a list of categories. What kind of cabinets? What brand? What finish? What countertop material and thickness? What flooring? Without specifications, you cannot compare bids meaningfully, you cannot hold the contractor accountable if they use cheaper materials than you expected, and you have no documentation for warranty claims. Every line item should specify what is being installed with enough detail to price it independently.
What a Legitimate Kitchen Remodel Bid Looks Like
A proper bid is a multi-page document. It identifies the contractor with their full business name, physical address, phone number, and license number. It breaks the project down by trade and area with separate line items for demolition, electrical, plumbing, cabinet installation, countertop fabrication and installation, tile, flooring, painting, and any other relevant work. Labor and materials are shown separately. Materials are specified by brand, model, grade, or dimension as applicable. The payment schedule is tied to milestones, not arbitrary percentages. Permit responsibility is stated. Warranty terms are written out. Start and completion dates are included. What is excluded from the scope is explicitly listed.
At Arise Above Construction, this is how we write every estimate. Our license number (#2101179929) is on all paperwork. We pull permits on every project that requires them. We carry general liability insurance and provide certificates on request. Our subcontractors are licensed. Our 5.0-star rating across 55-plus Google reviews reflects what happens when you do the work properly from the start.
If you are getting bids for a kitchen remodel in Detroit or the surrounding Metro Detroit area, call us at (248) 717-1417. We will give you a detailed estimate that tells you exactly what you are getting, so you can make a real comparison.
Frequently Asked Questions
How many bids should I get for a kitchen remodel in Detroit?
Get at least three bids. Two bids give you a comparison but no context for whether both are off. Three bids let you identify the market range for your project and spot outliers in either direction. Make sure each bid is based on the same written scope of work so the comparison is meaningful.
What should I do if a contractor refuses to pull permits?
Do not hire them. In Michigan, responsibility for unpermitted work follows the property, not the contractor who did it. If you sell the house and the buyer's inspection uncovers unpermitted electrical or plumbing work, you may be required to tear it out and redo it with permits, or the sale may fall through entirely. The permit process exists to protect you.
Is it legal to hire an unlicensed contractor in Michigan?
Hiring an unlicensed contractor for residential building work in Michigan carries significant risk. The work is not covered by Michigan's residential builder complaint process. Your homeowner's insurance may deny claims related to the unlicensed work. And if the contractor is injured on your property without workers' comp coverage, you may face personal liability. The Michigan LARA system exists specifically so homeowners can verify who they are hiring before the contract is signed.