Red Flags to Watch for When Hiring Cabinet & Countertop Subcontractors for Multifamily Projects
Hiring the right cabinet and countertop subcontractors is a critical part of multifamily construction. With dozens or hundreds of repeat units, mistakes in this scope can have a compound effect — impacting quality, schedule, and your bottom line.
Whether you’re a GC, developer, or construction manager, here are the key red flags to watch for before you award that contract – there’s a downloadable guide below too!
1. Limited Multifamily Experience
Not all subs are ready for the scale and complexity of multifamily work. A team that thrives in single-family or light commercial may struggle with repetition, pace, and stacked layouts. Even within multifamily, experience matters - a subcontractor that handles 100 units may not have the systems or capacity to deliver on a 300- or 500-unit project.
What to look for:
No demonstrated experience with large-scale, high-density housing
Track record limited to smaller projects that don’t match your unit count
Lack of familiarity with phasing plans, MEP coordination, or inspections
Inability to maintain consistency and quality across hundreds of units
2. Incomplete or Vague Proposals
A fast way to blow your budget is by awarding based on an unclear or incomplete bid. If the subcontractor hasn’t covered all scope elements or doesn’t provide proper detail, assume change orders are coming.
Red flags include:
No mention of hardware, toekicks, fillers, moldings, risers, or back/side splashes
Vague material descriptions (e.g., “quartz top” with no brand or specs)
No specified edge profiles
No clear, separate pricing for cabinets, countertops, and sinks
Unwillingness to offer alternate material or design options during bidding
Green flag: Subcontractors who are willing to price value engineering (VE) options (with clear samples and specifications) and help refine scope details before contract award show that they’re engaged, solution-oriented, and collaborative.
Important reminder! With countertop VE options, slight differences in color, pattern, or finish are normal - even when alternatives are selected to match the original. Reviewing physical samples and managing expectations upfront helps avoid surprises later.
3. Pricing That’s Too Good to Be True
An unusually low bid might look good at first glance - but it often signals missed scope or unrealistic material expectations. In many cases, it simply means you’re not getting what you think you’re getting.
What to look for:
No mention of the plan date (so they may be bidding off outdated drawings)
Pattern of underbidding or failing to complete past projects
Vague or generic material descriptions
4. Lack of Operational Capacity
Speed, reliability, and accessibility matter in multifamily projects. A subcontractor who can’t keep up with the install schedule, has high turnover in their installation crew, or is based too far from your project site will drag your schedule down. Even if they claim a regional presence, being six to eight hours away can still create challenges with site response, deliveries, and crew management.
What to look for:
No clearly stated installation capacity or realistic production rates
High turnover or inconsistent on-site crews
Limited or unreliable fabrication capacity
Based too far from the project to meet schedule demands
5. Financial Instability
Even if they look good on paper, a subcontractor with weak financials can leave you exposed. Projects stall when subs can’t pay vendors, make payroll, or if they walk away under stress.
Warning signs:
History of mechanics’ liens or lawsuits
Late payments to vendors or install crews
No line of credit or operating cushion
No or low bonding capacity
6. No Quality Control Process
Multifamily projects demand consistency, especially in cabinets and countertops that tenants interact with daily. A subcontractor without a QA/QC system invites rework and tenant complaints.
Look out for:
No formal QA/QC checklists or documented inspection process
Missing or incomplete shop drawing submittals and approvals
Lack of on-site quality supervisors or crew leads
7. Poor Coordination with Other Trades
Cabinets and countertops don’t happen in a vacuum. When a subcontractor doesn’t coordinate with plumbing, electrical, or framing, problems multiply.
Common issues include:
Missed plumbing and/or appliance cutouts
Poor fit due to field conditions or framing variations
Delayed installs due to misaligned schedules or lack of site coordination
8. Weak / Unclear Support or Warranty Commitment
A subcontractor’s involvement shouldn’t stop at contract signing. You want a partner who stands behind their work and supports your team through installation, punch, and turnover.
Look out for:
No defined labor or material warranty
Undefined service response times
No local or regional presence for post-install support
Unwillingness to assist with design-related fixes pre- and post-award
9. Poor Safety Record
A subcontractor who doesn’t take jobsite safety seriously is a risk to your crew and your project. Safety problems can trigger delays, investigations, and insurance issues.
Warning signs:
No OSHA logs or EMR (Experience Modification Rate)
History of jobsite incidents or violations
Crews not following PPE or site safety protocols
10. Unresponsive or Disorganized Communication
If the subcontractor is slow to reply during precon, you can expect worse when things get busy onsite. Timely communication is non-negotiable.
Red flags include:
No clear contact structure and escalation path
Unwillingness to join coordination meetings
Lack of digital tools for punch lists, schedules, and updates
✅ Final Thoughts: Prequal Before You Sign
Every multifamily builder knows: you make or lose money in preconstruction. Vetting your cabinet and countertop subcontractor early, and thoroughly, helps you avoid change orders, rework, and blown deadlines.
Look for vendors who:
Offer transparent pricing
Support design collaboration
Bring real experience to the table
Have the capacity to keep pace with your schedule
If you’re still searching for a contractor who checks all the right boxes, it may be time to consider a partner who truly understands the demands of preconstruction. Learn more about us.