Original Kitchens, Irvine
We remodel the kitchens that came with Irvine's first villages: honey oak doors, tile counters with dark grout lines, a boxed soffit over the uppers and a fluorescent light box in the ceiling. We start by finding out what is actually inside that soffit.
What we find behind oak doors, under tile counters and inside soffits.
If you bought a house in one of Irvine’s older villages and the kitchen has never been touched, you probably know the look without anyone describing it. Golden oak cabinets with a raised panel door. A counter of square ceramic tiles with a wood or tile edge. A band of drywall boxed out above the upper cabinets. A rectangle of plastic diffuser panels glowing overhead. Maybe a vinyl floor that was replaced once, around the time the refrigerator was.
The instinct is to rip all of it out. Sometimes that is right. Often a good part of that kitchen is worth keeping, and the money you save by keeping it is money that can go into the things that really make a difference day to day. This is how we think about each piece when we walk one of these kitchens with the owners.
Before talking about finishes, three questions shape the whole project.
Does the layout work for how you cook? If the sink, range and refrigerator sit in a reasonable triangle and the aisle between counters is somewhere around forty two to forty eight inches, the layout is probably fine. Many of these kitchens were laid out sensibly. The complaints we hear are rarely about the triangle and far more often about storage, light and the wall between the kitchen and the family room.
Is the wall to the family room coming out? This is the single biggest fork in the road. Opening that wall changes the size of the job, may need a structural engineer and a beam, and brings plans, a permit and inspections through the City of Irvine. If that wall is staying, the scope shrinks considerably.
Is the sink moving? Houses from this era in Irvine sit on concrete slabs, and the drain for the sink runs under that slab. Sliding the sink along the same wall is manageable. Moving it into a new island means cutting concrete, digging, and patching, and it is one of the least visible ways to spend a lot of money. If you love the idea of an island sink, fine, but do it knowing it has a price.
Once those three are answered, the rest of the decisions get much simpler.
People expect us to tell them the oak has to go. Frequently it does not.
Open the doors and look at the boxes. Are the sides and shelves solid, flat and dry? Do the face frames sit square? Are the drawers built with real joints, or stapled together? A lot of cabinetry from that period was made with solid wood face frames and sturdy boxes, and a sound box can be refaced with new doors, drawer fronts and matching veneer on the exposed frames. Refacing usually costs well under half of new cabinetry, and it keeps a good box in service.
There are clear reasons not to reface:
If the cabinets are staying but you do not want new doors, painting or a professional refinish is another option. Oak has an open grain that shows through paint unless it is filled first, so ask anyone quoting a paint job whether grain filling is included.
These almost always go, and nobody misses them. The grout lines hold stains, individual tiles crack, and the edge trim chips. What people do not expect is how the tile comes out.
Many original counters were set on a thick mortar bed over plywood, sometimes with wire lath embedded in it. Removing that is heavy, loud and very dusty work, and it takes longer than lifting off a laminate top. We seal the room off, protect the floor, and haul the rubble out in buckets. Once the mortar bed is gone, the tops of the cabinets are often not quite level, because the mortar was hiding it. That has to be corrected with shims before a new stone or quartz counter is templated, because a slab will not bend to follow an uneven cabinet run.
The thickness change also matters. A mortar set tile counter can be noticeably thicker than a modern three centimeter slab on the cabinets, so the finished counter may sit a little lower than before. That can affect the dishwasher opening, the height of the backsplash outlets and how the new top meets a window sill. We check all three before choosing a material.
As for the material itself, quartz is the easiest to maintain and does not need sealing. Granite and quartzite are tough natural stone that should be tested and sealed periodically. Porcelain slab handles heat and sun well and is thin and light. Butcher block is lovely on an island and asks for regular oiling. For a kitchen with a sunny window over the sink, lighter quartz colors and porcelain are worth a close look.
This is the element we would remove in nearly every kitchen of this age, and it is also the one most likely to change the budget.
A soffit is a framed box, and its contents vary. In some houses it is empty. In others it hides the range hood duct. In two story plans it can carry supply lines, a drain, a vent pipe or a fan duct from the bathroom above. Builders adjusted plans between phases, so two houses on the same street can differ.
That is why we always cut a small inspection opening before quoting. With the contents known, the choices are straightforward:
With the soffit gone, the options above the old uppers open up. A second row of cabinets with glass doors, taller forty two inch uppers, or open shelving on one short wall. All of them add real storage.
The recessed fluorescent box is a hallmark of these kitchens. It gives off a flat, slightly green light, the diffuser panels yellow and collect insects, and the ballasts eventually buzz or fail.
Taking it out means framing and closing the opening in the ceiling, which pairs naturally with soffit work because the ceiling is already being patched and textured. New lighting in California has to meet Title 24, which in practice means high efficacy LED fixtures and the controls the code calls for. A good kitchen lighting plan layers general ceiling light, under cabinet task lighting over the counters, and a pendant or two over an island or table. Under cabinet lighting is the single change people tell us they notice most.
Original kitchen wiring rarely matches the way kitchens are used now. Modern code calls for dedicated circuits for appliances such as the dishwasher, disposal and microwave, GFCI protection at counter outlets, and AFCI protection on many kitchen circuits.
Panel capacity is the question to raise early. If you want an induction range, it typically needs its own forty to fifty amp circuit, and some older panels do not have room or capacity for it. Knowing that before appliances are ordered avoids a painful change order. During demolition we also look at the existing branch wiring, and anything unusual gets evaluated by the electrician before walls are closed.
A hood that recirculates catches some grease and sends the heat, moisture and odors back into the room. Where a duct can reach an exterior wall or the roof, venting outside is worth doing, and removing the soffit often makes the route easier. Match the hood to the cooktop. A hood slightly wider than the cooking surface captures better than one that is exactly the same width. Very powerful hoods may trigger a requirement for make up air, which is simpler to plan during design than to add later.
If the old vinyl floor runs under the cabinets, decide early whether the new floor goes wall to wall before cabinets are installed or stops at the cabinet line. Running the floor under everything costs more material and makes any future layout change easier. Sheet vinyl and its adhesive from older homes, along with textured ceilings and some joint compound, are sampled for asbestos before demolition. Homes built before 1978 also get lead safe practices for any painted surface being disturbed. These tests usually come back clear, and the precaution costs little compared to discovering a problem halfway through.
For a full remodel of an original Irvine kitchen, the sequence tends to look like this:
Plan to live without a kitchen for part of it. Set up a table in the dining room or garage with a microwave, a kettle, a toaster oven and a plastic tub for washing up. Paper plates for a few weeks are cheaper than takeout every night.
These figures are Irvine ranges, not quotes, and they move with what the house reveals.
Opening a bearing wall, moving the sink to an island, custom inset cabinetry and premium quartzite all push a project past those ranges.
If your oak cabinets are solid, your layout works and your budget is tight, you do not need a full remodel. Replace the tile counters, take down the soffit, swap the light box for good LED lighting and add under cabinet lights. That combination changes how the kitchen feels more than almost anything else, at a fraction of the cost of starting over.
If you would like a second opinion on your own kitchen, call Madefreshdailybakeshop at (949) 453-7721. We will open the cabinets, look inside the soffit, and tell you honestly which of these changes are worth making in your house.
Madefreshdailybakeshop remodels kitchens in Irvine, and most of the homes we work in were built when Woodbridge and University Park were new. The kitchens in those tract houses share a family resemblance. Oak face frame cabinets with a golden finish that has darkened over the decades. Ceramic tile counters set on a thick mortar bed, with grout that no amount of scrubbing brings back. A furred down soffit twelve to fourteen inches deep running above the upper cabinets, and very often a recessed fluorescent box with plastic diffuser panels in the middle of the ceiling.
None of that is a defect. Plenty of those cabinet boxes are sturdier than what a builder installs today, and a sound box with a tired door is a refacing job, not a demolition. What people living with these kitchens usually want is more storage, more light and a counter they can wipe clean. Removing the soffit and running new or extended cabinets to the ceiling gets you the storage. Replacing the light box gets you the light. The counter is the easy part.
The part nobody can price over the phone is the soffit. In a single story house it may be an empty drywall box built only to close the gap above the cabinets. In a two story plan it can carry the range hood duct, a bathroom fan duct from upstairs, a plumbing vent or supply lines. So before we give you a number, we cut a small inspection opening, look inside with a light, and patch it. The quote you get is based on what we saw, and homes built before 1978 get tested for lead paint and asbestos before any demolition is scheduled.
The work we do most often in older Irvine tract homes, from a single soffit run to a full gut and rebuild.
The soffit comes down, anything inside it is rerouted into the ceiling or a narrower chase, the ceiling is patched and textured, and your upper cabinets are extended or replaced to reach the ceiling.
Demolition to the studs where it makes sense, new layout, rough plumbing and electrical, permits and inspections through the City of Irvine, cabinets, counters, tile, lighting and appliances installed in order.
Mortar set tile is heavy and dusty to take out. We contain the room, check that the cabinet tops are level once the mortar bed is gone, then template for quartz, quartzite, granite or porcelain slab.
We open every base and upper, check the sink cabinet floor for old leaks, and tell you plainly whether new doors on the existing boxes are a sensible investment in your particular kitchen.
The fluorescent box comes out, the ceiling is framed and closed, and new high efficacy LED fixtures, under cabinet lighting and the required controls go in under permit.
Many original hoods recirculate or vent into a soffit that goes nowhere useful. We run a proper duct to the exterior, sized for the hood, and work out the route before the soffit is closed or removed.
Most of our calls come from the older Irvine neighborhoods, though we work in newer builder grade kitchens across the city too.
Townhome or condo with an HOA? Tell us when you call (949) 453-7721 so the architectural review submission is part of the schedule from day one.
These are typical ranges for Irvine, not quotes. What moves them most is what the soffit is hiding, whether the sink or range moves, how much electrical work the panel needs, and the cabinet line you choose.
The walkthrough takes about an hour. We measure, open every cabinet, cut the small soffit inspection opening if you want an accurate number, and talk through whether your kitchen needs a full remodel or a smaller, well chosen set of changes. Call and we will find a time that works.