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Here is what we walk into over and over, on streets like Beverly, Reeds, Glenwood, and Barkley.
Your house is almost certainly pre-1978. Mission’s housing runs from the 1920s through the 1950s, which puts nearly every home in the city under the lead paint rule. More on what that means below, because it is the thing homeowners here get blindsided by.
Plaster and lath, not drywall. The 1920s homes have it. It does not come down cleanly, and it does not patch like drywall. Priced as drywall, it becomes a change order later.
Galvanized supply lines and cast iron drain stacks. Common in the older stock, and usually sound right up until the moment you disturb them.
Undersized electrical. A 1950s kitchen was wired for a fridge and a toaster. Current code requires dedicated 20-amp small appliance circuits, GFCI, and AFCI protection. Sometimes the existing panel absorbs that. Sometimes the panel becomes part of the project.
A chimney chase where you want the island. Common in the ranches, and it is not just a cost question. It decides where the range can go, which decides how the whole room works. That is a design problem before it is a demolition problem.
Small lots and tight setbacks. Bumping out the back is rarely realistic here. Which is fine, because in most Mission homes, the space you want already exists. It is just divided badly.
Every kitchen remodeling job in Mission starts with the same room: closed off from the dining room, roughly 10 by 12, one window over the sink. You want it open.
The mistake we see most here: a suburban kitchen dropped into a 1950s footprint, uppers stacked as though the ceiling were nine feet. The room ends up feeling smaller after seventy thousand dollars. At eight feet, scale is the whole game.
What actually moves the needle:
We handle cabinets, countertops, and flooring in-house, and you select all of it with Karin before a tool comes out. See the full kitchen remodeling process.
A lot of Mission homes have a single 5-by-8 hall bath and nothing else. That room is a proportion exercise, and inches decide it.
A 36-inch vanity instead of a 30-inch vanity changes how two people get past each other at seven in the morning. That is a floor plan decision, not a finish decision, and it happens before anything is ordered.
What bathroom remodeling actually turns on here:
If your house has one bathroom, we plan the sequence so you are not without a shower for a month. Explore bathroom remodeling or a full home remodel.
Worth knowing before you start, because it shapes your schedule.
If one bid comes back noticeably lower than the others, this is frequently where the difference lives.
Every house is different, and we would rather walk yours than guess, but you deserve a starting frame.
| Project | Typical range |
|---|---|
| Full kitchen remodel | Starts around $60,000, climbing with custom cabinetry and higher-end fixtures |
| Hall bathroom | Mid-range projects commonly land between $18,000 and $35,000 |
| Primary suite bath | $40,000 and up, more with a freestanding tub and a custom shower |
| Whole home | Entirely scope-dependent. That is a conversation, not a chart |
For context, a mid-range major kitchen remodel across the Kansas City metro has been running near $78,000, with roughly half of it returning at resale. In Mission, where homes have been selling in the mid $300s, that math matters. If a project is going to overshoot what the block will carry, we will say so.
Worth reading: Is $10,000 enough for a kitchen remodel? and Does a kitchen remodel increase property value?
Price is the easiest thing to compare and the least useful. These five questions tell you more.
Any of the home renovation contractors you talk to can produce a number in 48 hours. A number that fast has not accounted for your house.
On new construction, splitting the designer from the builder is merely inefficient. In a 1930s Mission house, it gets expensive.
The plaster comes off, the joist run is not what the drawing showed, and someone has to make a call. Two companies mean a phone tree, then a change order, then a delay, and the design usually loses. One company means a conversation on site that afternoon.
You work directly with Karin, a senior interior designer with 25+ years in this metro, an NKBA-listed professional and multi-year Guildmaster winner, with a 4.8 rating across 109+ Google reviews. See the gallery and the awards before you ever call.
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Every choice is confirmed before demolition, which is the single biggest reason a project holds its schedule. And because the designer and the build team are from the same company, you are never the messenger between two parties.
We are based in Lee’s Summit and work both sides of the metro. Around Mission, that means the neighborhoods off Johnson Drive, the streets running north toward Shawnee Mission Parkway, the blocks near Broadmoor Park and Streamway Park, and 66202 generally.
A practical note for 2026: the Johnson Drive rehabilitation between Metcalf and Lamar is underway. If you are on or near that corridor, it affects material deliveries and dumpster placement, and we plan around it.
Nearby: Prairie Village · Overland Park · Leawood · Olathe
Almost certainly. Mission requires a permit for most renovation work, including any alteration to electrical, plumbing, or mechanical systems. Purely cosmetic work, such as painting, flooring, or swapping cabinets, typically does not require one.
Yes. Mission’s code requires anyone pulling a permit to hold a current Johnson County contractor’s license. You can verify any company through the county’s online contractor search before hiring.
Full kitchen remodels here generally start around $60,000 and rise with custom cabinetry and higher-end appliances. Older Mission homes often carry additional costs for electrical and plumbing that have to be brought up to code once the walls are open.
If it was built before 1978, assume yes until tested, which covers nearly every home in the city. Kansas requires the firm doing the work to be a licensed lead renovation firm and to follow lead-safe containment and cleanup practices.
Construction on a single hall bath typically runs a few weeks, but the real clock starts at design and material ordering. Older homes add time when the subfloor or the plumbing behind the wall turns out to need replacing.
Usually. Whether it is load-bearing determines whether you need a properly sized beam, which changes the cost meaningfully, so we assess it before quoting rather than after demolition.
Sometimes, but lots here are small, and setbacks are tight, so additions are often not the best path. In most of these homes, there is more usable space to gain by reworking the footprint you already have.
For a single room, usually yes. If you have only one full bathroom, we sequence the work so you are not without a shower, and we set up a temporary kitchen station for kitchen projects.
Given how quickly homes in 66202 sell and how little inventory there is, remodeling frequently makes more sense than buying a house that already has what you want. If we think a project does not pencil out, we will tell you.
You already know what is not working. The kitchen you cannot cook with someone else standing in it. The one bathroom four people share. The dining room nobody has eaten in since 2019.
These houses are worth the trouble. They have better bones than most of what has been built since, and the version of your home you have been picturing is almost always already in there, waiting for someone to find it.
Come show us. When you are ready to talk to remodeling contractors in Mission, KS, who will walk your house before they quote it, call Karin Ross Designs at (816) 425-2815 or book your.
