Rental and multi-unit cabinet refacing in Lynn, MA is priced against vacancy, not against taste. So Custom Cabinets Lynn works to your turnaround date first. Your doors and drawer fronts alone run $180 to $330 per door, or $2,200 to $6,600 per kitchen. A full reface runs $5,000 to $13,000, and painting runs $2,000 to $6,500. Our cost guide lets you build a per-unit budget out of published numbers.
We start with your date rather than your kitchen. In Lynn, 51.9% of households rent, so a lot of these kitchens turn over on a schedule somebody has already committed to. Your work has to land inside it.
That date decides the method more than the condition does. Your doors and drawer fronts come off and go back inside days. A painted kitchen needs 3 to 5 days before anything goes back on a shelf, and 30 days before your finish is properly hard.
Then we ask how many units you hold and whether they have to match. One kitchen is a job for us. Eight on a rolling schedule is a standard you have to hold, and the door line you choose has to still exist next year.
What makes these different
Doors and fronts only, on a turnaround
We change your doors and drawer fronts and leave the boxes alone, at $180 to $330 per door or $2,200 to $6,600 across a kitchen. That is the fastest visible change we can give you. The doors leave dry and come back dry, so your unit is usable the same evening. That is what makes fronts your default at a tenancy change.
Painting, and what the cure window costs you
Painting a kitchen runs $2,000 to $6,500 sprayed, and it is your cheapest reset per unit. It is never your fastest. Sherwin-Williams Emerald takes a second coat after 4 hours, where Benjamin Moore ADVANCE wants 16. Either way your finish needs 3 to 5 days before a shelf is loaded, and 30 days to reach full hardness.
A full reface where you are holding the unit
We reface at $5,000 to $13,000 where you are holding a unit rather than flipping it. New doors over veneered boxes give you a surface that survives tenants, instead of one that photographs well. By the foot that is $150 to $450, and the per-foot figure is the one you compare two buildings on.
Matching a line across a building
We specify a line you can still buy in three years, rather than whatever is cheapest this month. A building turned one unit at a time needs your eighth kitchen to match your first. Fabuwood and KraftMaid both carry enough range to hold your match. Sticking to one line is worth more to you than the discount.
How we scope your building
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We walk one unit and price the rest from it
We survey one typical kitchen and write your per-unit number from it. Then you can budget the whole building rather than waiting on eight separate quotes.
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We probe every sink base before quoting
We put a blade into the floor at the back corner of every sink cabinet. A tenant's slow leak is the most common hidden cost in your kind of kitchen, and new veneer over a box that has already rotted lifts inside a year.
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We settle your lead-paint position early
We check the age of your building before anything else. A pre-1978 property changes both the method and the price on any of your work that disturbs paint. That belongs in your budget rather than in a phone call.
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We schedule around your occupancy
We take the doors out and bring them back, rather than working inside an occupied kitchen, wherever your plan allows it. Your tenant keeps a working room and you keep the tenancy.
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We hand you a per-door number
We price by the door and by the foot rather than by the kitchen. That is the only form in which your building this year compares against your next one.
Numbers that drive the spec
Why landlords here call us
Nobody wants a unit sitting empty while a finish hardens. So we ask your turnaround date before we look at the kitchen. In Lynn 51.9% of households rent, and a unit changing hands every two years sees more hands and far less care than a family home. New doors and fronts go on dry and come off dry, at $180 to $330 a door or $2,200 to $6,600 a kitchen. Blum soft-close hinges cost little per door, and they are what stops your doors binding out of adjustment.
Refacing moves nothing, so nothing gets filed
Refacing alters no plumbing, gas, wiring, structure, exits or fire protection, so the state calls it an ordinary repair and no building permit attaches. Every dimension and every service stays exactly where it was, and that is what lets your unit turn inside a week. Moving a sink or opening a wall takes your job out of that category completely.
A pre-1978 building sets the method
Any property built before 1978 comes under the state lead-safe rules, 454 CMR 22.00, once more than 6 square feet of painted surface is disturbed in a room. Sealing and cleaning runs $350 to $1,200. Across a multi-unit building that figure is per unit rather than per property. On your quote it is either a line, or it is being skipped.
The box decides whether refacing is honest
Refacing is a door and skin job, so it assumes your box has years left in it. A sink base that has swollen, or an end panel that has crumbled beside a dishwasher, gets replaced at $400 to $1,400 rather than skinned over. That belongs on your quote as its own line. A building priced with no line like that is a building where nobody opened the cabinets.
Numbers that drive the spec
| Doors and drawer fronts only, per door | $180 to $330 |
|---|---|
| Doors and drawer fronts only, per kitchen | $2,200 to $6,600 |
| Full reface, per kitchen | $5,000 to $13,000 |
| Refacing by the foot | $150 to $450 per linear foot |
| Lead-safe containment and cleanup | $350 to $1,200 per job |
| Replacing a failed sink base or end panel | $400 to $1,400 per box |
Refacing a Lynn kitchen runs $5,000 to $13,000 installed, or $150 to $450 per linear foot. Swapping doors and drawer fronts alone runs $180 to $330 per door. What moves the number is the door material, how many boxes are actually still sound, and whether the kitchen predates 1978.
| What the job is | Typical range | Unit |
|---|---|---|
| Refacing a standard kitchen: new doors, drawer fronts and veneered boxesThe whole visible surface changes and the layout does not. Priced on the door count and the run length rather than on the square footage of the room. | $5,000 – $13,000 | installed |
| Refacing priced by the footMeasure the run of base and wall cabinets along the wall, not the floor. This is the number to compare quotes on, because it strips out how big the kitchen happens to be. | $150 – $450 | per linear foot |
| Rigid thermofoil or laminate doors and frontsThe cheapest way to change the look. It is a vinyl film heat-pressed onto a substrate, and it is the one door type that will not survive a steam vent or a wall oven at close quarters. | $80 – $125 | per linear foot |
| Wood veneer doors and frontsReal wood face over an engineered core. Stable through a New England heating season because the core does not move the way a solid panel does. | $100 – $250 | per linear foot |
| Solid hardwood doors and frontsFive-piece doors with a floating panel. The top of the refacing range and the only version that can be sanded and refinished again in fifteen years. | $200 – $500 | per linear foot |
| Doors and drawer fronts only, boxes left aloneWhere the boxes are sound and only the faces are dated. Includes the door, the hinge boring and the hanging. Drawer fronts price the same way. | $180 – $330 | per door, installed |
| Doors and drawer fronts only, whole kitchenThe same job counted across an average kitchen rather than per door. The cheapest real change you can make to a kitchen that is structurally fine. | $2,200 – $6,600 | installed |
| Labor alone on a door and front swap, doors suppliedFor anyone pricing the doors separately. Hanging and adjusting is most of this line, because a door that is hung but not adjusted reads as a bad job within a month. | $140 – $230 | per door |
| Soft-close hinge and undermount runner retrofit during a refaceDone while the doors are already off, which is the only time it is cheap. Hinges and runners carry their own load and cycle ratings, so this gets specified rather than picked off a shelf. | $30 – $80 | per door or drawer |
| Replacing a failed sink base or dishwasher end panel during a refaceThe row that separates a real refacing quote from a cosmetic one. A swollen particleboard sink base will lift new veneer inside a year, so it gets replaced rather than skinned. | $400 – $1,400 | per box |
| Lead-safe containment and cleanup on a pre-1978 kitchenSealing the room, HEPA vacuuming and a wet cleanup rather than a broom. On a kitchen built before 1978 this is a rule about the work, not an upgrade, and it is on the quote or it is being skipped. | $350 – $1,200 | per job |
Want yours measured properly?
We come out, measure the opening at three heights and check how far off square your walls sit, then put a written number on it before anything is ordered.
Questions we get asked
How much does it cost to reface a rental kitchen in Lynn?
$180 to $330 per door for fronts only, or $2,200 to $6,600 across a kitchen. We charge $5,000 to $13,000 for a full reface with veneered boxes. Painting is $2,000 to $6,500 where your schedule allows the drying time.
How long is a unit out of service?
Days for a door and front swap, longer for paint. A painted kitchen needs 3 to 5 days before anything goes back on a shelf, and 30 days to full hardness. New doors go on and your tenant has the room back the same evening.
Do I need a permit to reface cabinets in a rental?
No, not for refacing. Work that changes no plumbing, gas, wiring or structure counts as an ordinary repair. Refacing keeps every dimension where it is, which is why we can turn your unit quickly.
What does lead paint do to the price?
$350 to $1,200 per unit to seal and clean a pre-1978 building. Past 6 square feet of disturbed paint in a room, 454 CMR 22.00 sets the method. So that figure is on your quote, or the work is being skipped.
Can you match kitchens across a whole building?
Yes, and it is worth specifying on your first unit. Your eighth kitchen has to match your first, so the line matters more than the door. Fabuwood and KraftMaid both carry enough range to hold it.
Who refaces rental kitchens near me in Lynn?
Custom Cabinets Lynn refaces rental and multi-unit kitchens across Lynn and the North Shore. We price by the door and by the foot, so you can budget a whole building rather than one unit at a time.
Your rental cabinetry is a scheduling decision before it is a cabinetmaking one. Picking the method off the calendar is what separates a two-day turn from a three-week one. We would rather give you a per-door number you can plan a building around than a headline price for one kitchen.
If you want the underlying comparison, refacing against replacing covers it in short form. Cabinet painting is the cheaper route with the longer schedule, and everything we handle lists the rest.