Quick answer: To choose the right kitchen and bathroom remodeling contractor in Chicago, check five things before you sign: proper licensing and insurance for where you live, who pulls the permits, a fixed written price itemized by trade and material, who actually does the work (in-house crews or subcontractors) and a clear payment schedule tied to progress. A contractor who is vague on any of these is a risk, no matter how good the photos look.
Written by the AMG Proline team. We have remodeled kitchens and bathrooms across Chicago and the suburbs since 2000. We wrote this guide to help homeowners compare contractors fairly, including us.
A kitchen or bathroom remodel is one of the largest checks most homeowners write, and the contractor you hire decides how that money is spent. The right one delivers on time, on budget and to code. The wrong one leaves you with change orders, failed inspections and work that has to be redone. This guide walks through exactly how to vet a Chicago remodeling contractor, the questions to ask, the red flags to watch for and how to compare quotes side by side.
What a Kitchen or Bathroom Remodel Costs in Chicago
Knowing realistic prices helps you spot quotes that are too high and, more importantly, too low.
| Project | Typical Chicago Range |
|---|---|
| Kitchen cosmetic refresh | $15,000 to $25,000 |
| Mid-range kitchen remodel | $25,000 to $50,000 |
| Full custom kitchen renovation | $60,000 to $100,000 and up |
| Full bathroom gut, same footprint | $18,000 to $35,000 |
| Primary bathroom remodel | $40,000 to $90,000 |
For full breakdowns, read how much a kitchen remodel costs in Chicago and what a bathroom remodel costs in Chicago. A quote far below these ranges usually means something is missing from the scope.
Step 1: Verify Licensing and Insurance
Licensing rules in the Chicago area depend on where you live and what work is being done.
| Requirement | What to Check |
|---|---|
| City of Chicago general contractor license | Contractors doing permitted work in the city need a general contractor license from the Chicago Department of Buildings. Ask for the license number. |
| Suburban registration | Most suburbs require contractors to register with the village before pulling permits. Requirements vary by town. |
| Licensed plumber | Plumbing work in Illinois must be done by a state-licensed plumber. |
| Licensed electrician | Electrical work must be done by an electrician licensed where the work takes place. |
| Liability insurance | Ask for a certificate of insurance sent directly from the insurance company, naming you as the certificate holder. |
| Workers’ compensation | Protects you if a worker is injured in your home. |
| EPA Lead-Safe certification | Required for work that disturbs paint in homes built before 1978. |
Illinois also has the Home Repair and Remodeling Act, which requires a written contract for remodeling jobs over $1,000 and requires contractors to give homeowners a consumer rights brochure before the contract is signed. A contractor who skips either one is not following state law.
For older homes, read what EPA RRP lead paint rules mean for your remodel. You can review AMG Proline’s credentials on our certificates and awards page.
Step 2: Ask Who Pulls the Permits
Your contractor should handle permits for any work that changes plumbing, electrical, gas, ventilation or structure. Permit applications in Chicago require a signed contract with a licensed contractor, and the licensed trades pull permits for their own scope.
- Good sign: The contractor explains which permits your project needs and includes permit costs and timing in the proposal.
- Red flag: The contractor suggests skipping permits to save time, or asks you to pull the permit as the homeowner.
Unpermitted work can fail a home sale inspection, cause problems with insurance claims and may have to be opened up and redone. Our Chicago remodeling permit guide breaks down which kitchen and bath work needs a permit, and our south suburb permit timelines show how long approvals take in nearby villages. Kitchen projects with powerful range hoods can also trigger extra requirements, explained in why a 600-CFM range hood triggers makeup air rules.
Step 3: Insist on a Fixed, Written, Itemized Price
Many remodeling quotes are estimates that grow once work begins. A fixed price protects your budget.
| Quote Type | What It Means | Risk to You |
|---|---|---|
| Fixed written price | The contractor commits to a total for the defined scope | Low, as long as the scope is detailed |
| Estimate | An approximate number that can change as work progresses | Medium to high |
| Time and materials | You pay for hours and materials as they are used | High, with no cap on the total |
| Allowance-heavy quote | Placeholder amounts for cabinets, tile or fixtures not yet chosen | High if allowances are set unrealistically low |
A good proposal lists each trade and major material separately: demolition, plumbing, electrical, cabinets, countertops, tile, flooring, paint and cleanup. Read why we quote fixed written prices when most contractors will not and see a sample split in our kitchen remodel cost breakdown.
Step 4: Find Out Who Actually Does the Work
Some remodeling companies sell the job and hand it to a chain of subcontractors. Others keep the core trades in-house. The difference shows up in scheduling, accountability and quality.
- Ask: Which trades are your own employees, and which are subcontracted?
- Ask: Who is my single point of contact from start to finish?
- Ask: Who is responsible if one trade’s work causes a problem for another?
Read in-house trades vs. subcontractors: why it changes your remodel for the full comparison. At AMG Proline, one team handles the work under one contract.
Step 5: Agree on a Payment Schedule Tied to Progress
- Deposit: Expect a deposit to secure your place in the schedule and order materials. Be cautious of contractors who want most of the money upfront.
- Progress payments: Tie each payment to a visible milestone, such as rough-in inspection, cabinet installation or tile completion.
- Final payment: Hold the final payment until the punch list is complete and any final inspection has passed.
- Lien waivers: Under Illinois mechanics lien law, unpaid subcontractors and suppliers can file a lien on your home. Ask for lien waivers with each payment.
- Payment method: Avoid paying large amounts in cash. Checks and card payments create a clear record.
Step 6: Check Experience With Homes Like Yours
Chicago remodeling is not one-size-fits-all. A contractor who builds in new subdivisions may not be ready for a 1920s bungalow or a high-rise condo with strict building rules.
| Home Type | What Your Contractor Should Know | Learn More |
|---|---|---|
| Chicago bungalow or two-flat | Plaster walls, old plumbing, small kitchens and baths | Bungalow kitchen guide |
| High-rise condo | Building rules, elevator booking and limited water shutoff windows | High-rise remodeling rules |
| Condo or townhome | Association approval and shared walls | Condo kitchen guide |
| Older homes in general | Lead paint, asbestos and hidden damage behind walls | Opening a wall in an older home |
| Suburban builder-grade homes | Layout upgrades and HOA review | Orland Park builder-grade kitchens |
Ask to see completed projects similar to yours. Browse our projects page for kitchens and bathrooms across Chicago and the suburbs.
Step 7: Ask How They Handle Surprises
Every older home hides something. What matters is how the contractor handles it.
- Do they explain how change orders work, in writing, before work starts?
- Do they stop and show you the problem before doing extra work?
- Do they have a plan for asbestos or lead if it is found? See what happens if asbestos is found mid-job.
A good contractor talks about likely surprises during the estimate, not after demolition.
Step 8: Review the Timeline and Communication Plan
Ask for a written schedule with key milestones and find out how often you will get updates. Most kitchen remodels take about 4 to 8 weeks of construction, and a full bathroom gut takes 3 to 5 weeks. See our week-by-week kitchen remodel timeline and the real reason timelines slip.
15 Questions to Ask Before You Hire a Remodeling Contractor
- Are you licensed for work in my city or village, and what is your license number?
- Can your insurance company send me a certificate of insurance directly?
- Are you EPA Lead-Safe certified for homes built before 1978?
- Will you pull all required permits, and are permit fees included?
- Is your price fixed, and is it itemized by trade and material?
- What allowances are in the quote, and are they realistic for the finishes I want?
- Which trades are in-house and which are subcontracted?
- Who is my main contact during the project?
- What is the payment schedule, and what milestones trigger each payment?
- Will you provide lien waivers with each payment?
- How do you handle change orders and hidden damage?
- What is the written schedule, and how often will I get updates?
- How do you protect the rest of my home from dust and damage?
- What warranty do you provide on workmanship, in writing?
- Can I see completed projects similar to mine and speak with past clients?
Remodeling Contractor Red Flags
| Red Flag | Why It Matters |
|---|---|
| No written contract or a vague one-page quote | Leaves scope, price and responsibility open to dispute |
| Large cash payment demanded upfront | Puts your money at risk before any work is done |
| Suggests skipping permits | Can cause failed inspections, insurance issues and problems at resale |
| Cannot provide license or insurance proof | Leaves you exposed if something goes wrong |
| Price far below every other quote | Usually means missing scope or change orders later |
| Pressure to sign today | A good contractor gives you time to compare |
| No physical address or showroom | Harder to reach if problems come up after the job |
| Will not discuss waterproofing or ventilation details | These hidden details decide whether a bathroom lasts |
For bathrooms in particular, read why so many bathrooms fail within two years and why we will not cut corners on waterproofing.
How to Compare Remodeling Quotes Side by Side
| Compare This | What to Look For |
|---|---|
| Scope | Are demolition, permits, plumbing, electrical, finishes and cleanup all included? |
| Price type | Fixed price, estimate or time and materials |
| Allowances | Are cabinet, tile and fixture allowances realistic? |
| Materials | Are brands, grades and quantities listed? |
| Schedule | Start date, duration and key milestones |
| Payment terms | Deposit size and milestone payments |
| Warranty | Length and coverage, in writing |
| Licensing and insurance | Verified, not just stated |
The lowest quote is only a good deal if it covers the same scope. Compare line by line, not just the total.
Prepare for Your First Contractor Meeting
Bring photos of designs you like, a rough budget, your must-haves and any known issues with the space. Read how to prepare for a kitchen remodeling consultation and use our kitchen remodel checklist to settle key decisions early. For bathrooms, start with our complete Chicago bathroom remodel guide.
Why Chicago Homeowners Choose AMG Proline
- Experience since 2000 across Chicago, the north shore, the western suburbs and the south suburbs
- Licensed and bonded in Illinois
- Free in-home measure and estimate
- Fixed, written price itemized by trade and material
- One team under one contract for the whole project
- Showroom in Crestwood at 4711 W 135th St, where you can see materials in person
Explore our kitchen remodeling services and bathroom remodeling services, along with custom kitchen cabinets, countertop installation, backsplash installation and walk-in shower installation. Learn more about our team.
Kitchen and Bathroom Remodeling Across Chicagoland
We are a trusted choice for Chicago kitchen remodeling and serve homeowners in Lincoln Park, Evanston, Northbrook, Glencoe, Lake Forest, Hinsdale, Oak Brook, Naperville, Aurora, Schaumburg, Orland Park, Tinley Park and Crestwood. For bathrooms, see our Orland Park, Hinsdale, Naperville and Lincoln Park bathroom remodeling pages.
Choosing a Remodeling Contractor FAQ
Do remodeling contractors need a license in Chicago?
Yes. Contractors doing permitted work in the City of Chicago need a general contractor license from the Department of Buildings. Plumbers and electricians need their own trade licenses, and most suburbs require contractor registration.
Does Illinois have a statewide general contractor license?
No. Illinois does not issue a statewide general contractor license, so licensing is handled by cities and villages. Plumbing and roofing are licensed at the state level.
How many quotes should I get?
Three detailed quotes is a good number. It gives you enough to spot an outlier without slowing your project down.
How much deposit should a remodeling contractor ask for?
Deposits vary, but they should be reasonable and tied to securing your schedule and ordering materials. Be cautious of anyone asking for most of the total before work begins.
What should be in a remodeling contract?
The full scope of work, the price and payment schedule, the start date and duration, materials and allowances, permit responsibility, change order process, warranty terms and both parties’ signatures.
Is the lowest bid the best choice?
Not always. The lowest bid often leaves out scope that comes back later as change orders. Compare quotes line by line.
Should my contractor pull the permits?
Yes. Your contractor should coordinate all required permits. A request for you to pull permits yourself is a red flag.
What is a lien waiver and why do I need one?
A lien waiver confirms that a subcontractor or supplier has been paid. Collecting them with each payment protects your home from liens if the contractor fails to pay others.
Should I hire one contractor for both my kitchen and bathroom?
Using one contractor for both can simplify scheduling, permits and communication. Read remodeling a kitchen and bathroom at the same time to see if it fits your project.
Do you offer free estimates?
Yes. AMG Proline offers a free in-home measure and estimate, followed by a fixed, written price.
Talk to a Chicago Kitchen and Bath Remodeling Company
AMG Proline is a Chicago kitchen and bath remodeling company that has served the city and suburbs since 2000. Visit our showroom at 4711 W 135th St in Crestwood, contact us to schedule your free in-home measure and estimate, or call (708) 979-3298.
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