Kenneth Chiu
Remodeling contractor based in San Francisco. Licensed since 2003.
- License active
- No workers' comp: the business told the state it has no employees
33 jobs on San Francisco permits, 2022 to 2026: 18 remodels, 14 panel upgrades, 1 roofing job. 78th most remodel permits of 1,150 contractors in San Francisco.
What the public records show
From the state's license records and the city's permits, one question at a time.
| Question | Records show | Mark |
|---|---|---|
| Licensed? | License 817869, active in the state's records on Sep 23, 2026General buildingNo complaints or citations on the board's public record. | Checks out |
| Workers' comp? | No workers' comp: the business told the state it has no employeesThis covers their crew if someone is hurt. It is not insurance for your home. | Ask them |
| In business? | Licensed since 2003 | |
| Jobs on record | 33 jobs on San Francisco permits, 2022 to 2026: 18 remodels, 14 panel upgrades, 1 roofing jobTheir permits mention 16 kitchens, 14 bathrooms, 1 basement, 1 deck.78th most remodel permits of 1,150 licensed contractors in San Francisco. That counts jobs, not quality.Our San Francisco permit records cover September 2021 to September 2026. |
Records: the state license board and City of San Francisco permits.
State license board record
Last checked Oct 4, 2026. This may have changed. Check it on CSLB.
No complaints or citations on the board's public record.
Source: California Contractors State License Board, checked Oct 4, 2026. Look up license 817869 on CSLB
Cost and timing
All remodel jobs in San Francisco: $20,000 to $78,000
Half of 14,013 city permits list an amount in this range. Permit amounts are often lower than what you pay.
- Kitchen remodels in San Francisco: $25,000 to $89,000 (8,666 permits)
- Bathroom remodels in San Francisco: $20,000 to $80,000 (10,979 permits)
- Basement remodels in San Francisco: $50,000 to $290,000 (316 permits)
How to read this range
Contractors write a job value on the permit form, and the city uses it to set the permit fee. It is not the contract price, and it is often lower than what you pay. A quarter of the permits list less than this range, and a quarter list more. Use it to see if a quote is in the normal range.
Permit value (not a price)
Their typical permit lists $67,500 (half list more, half less)
That is the figure written on the permit form, which can be far from what you pay. Kitchen jobs alone: typical permit $97,500 (16 permits). What remodel jobs cost in San Francisco.
Get 2 or 3 written quotes.
Permit timeline
Across San Francisco, a remodel permit stays open about about 6 months, from permit to final inspection
This is not how long the crew works at your home: most of it is waiting for the inspection. Ask them how many days the work takes. The permit itself is usually issued the same day. How long remodel jobs take.
Track record
18 jobs in the last 12 months, up from 11 the year before
Where they work most
- 9413210 jobs
- 941169 jobs
- 941126 jobs
- 941224 jobs
- 941272 jobs
Jobs by kind of work
Latest jobs
Permit values are what the contractor wrote on the permit form, not what the owner paid.
| Date | Work | ZIP | On the permit form |
|---|---|---|---|
| Aug 4, 2026 | Panel upgradeNew service panel (main) and subpanel, new wire and light for the whole house | 94132 | not stated |
| Jul 28, 2026 | RemodelRemodel kitchen in kind, replace drywall from water damage and replace front 2 windows in kind | 94122 | $20,000 |
| Apr 29, 2026 | Panel upgradeReplace sub panel | 94116 | not stated |
| Apr 27, 2026 | Panel upgradeReplace subpanel 100amp | 94132 | not stated |
| Mar 5, 2026 | Panel upgradeReplace subpanel, new light, new wire | 94116 | not stated |
| Mar 2, 2026 | RemodelRemodel kitchen | 94122 | $20,000 |
| Jan 21, 2026 | ReroofOllegalize (e) bedroom | 94112 | $120,000 |
| Jan 21, 2026 | RemodelOllegalize (e) bedroom | 94112 | $120,000 |
| Jan 21, 2026 | Panel upgradeNew sub panel | 94112 | not stated |
| Dec 31, 2025 | RemodelRemodel ground floor bedroom and media room; construct new wet bar in media room; convert ground… | 94122 | $220,000 |
| Dec 31, 2025 | RemodelConstruct 1 bedroom, family room, 1 full bath, & install wetbar at g/f | 94116 | $248,000 |
| Dec 31, 2025 | Panel upgradeReplace subpanel, new wire entire house, new led lights | 94116 | not stated |
| Dec 31, 2025 | Panel upgradeReplace sub panel, new wire whole house, new lights | 94122 | not stated |
| Nov 24, 2025 | RemodelRemodel (e) kitchen, bathroom, add 1 (n) full bath, & replace (e) sheetrock w/ new on 2/f | 94116 | $237,800 |
| Nov 24, 2025 | Panel upgradeNew wire new led light, new outlets, switches & subpanel remodel (e) kitchen, bathroom, add 1 (n)… | 94116 | not stated |
| Nov 12, 2025 | RemodelRemodel kitchen (like to like), no structural work | 94116 | $20,000 |
| Oct 29, 2025 | Panel upgradeUpgrade electrical panel,new wire whole house,new led 4" inch lighting | 94132 | not stated |
| Oct 10, 2025 | RemodelKitchen remodel like for like | 94132 | $10,000 |
| Sep 18, 2025 | RemodelComply w/ nov 2025-41975: relocate (e) bath & convert (e) study room to bedroom at g/f | 94132 | $185,000 |
| Sep 18, 2025 | Panel upgradeReplace sub-panel, new 4" led lights, new wire, receptacles, switches | 94132 | not stated |
| Aug 21, 2025 | RemodelRemodel existing 1.5 bathroom, like for like | 94132 | $5,000 |
| Jul 30, 2025 | Panel upgradeNew wire, new led lights, new panel, new switches and receptacles | 94132 | not stated |
| Jul 8, 2025 | Panel upgradeUpgrade sub panel, new wire | 94116 | not stated |
| Jun 5, 2025 | RemodelRemodel one kitchen and 2 bathrooms | 94116 | $25,000 |
| May 21, 2025 | RemodelRemodel (e) kitchen & add 1 new full bathroom at 2/f | 94112 | $240,000 |
| May 21, 2025 | Panel upgradeReplaced subpanel - new wires for the whole house, new 4" light | 94112 | not stated |
| Apr 29, 2025 | Remodel1/f: convert storage to gym room, office and 3 fixtures bathroom | 94121 | $60,000 |
| Dec 18, 2024 | RemodelRemodel kitchen and 2 bathroom | 94132 | $75,000 |
| Dec 4, 2024 | RemodelRemodel 1 kitchen, 3 bathrooms | 94132 | $50,000 |
| Mar 13, 2023 | RemodelG/f: interior remodel | 94112 | $50,888 |
| Oct 25, 2022 | RemodelNo details on the permit | 94127 | $123,698 |
| Oct 25, 2022 | Panel upgradeWhle hosue rewiring | 94127 | not stated |
| Feb 14, 2022 | RemodelComply w/ complaint #202287137, 202287175: remodel (e) kitchen, construct half bathroom at basement | 94107 | $136,000 |
What to ask before you hire
About Kenneth Chiu
- Ask who will do the work. Anyone they pay to work on your home must be covered by workers' comp.
- Ask what the warranty covers and for how long, in writing.
Worth asking any remodeling contractor
- Can you show me proof of liability insurance and your bond?
- What is in the price, and how do you price changes once work starts?
- Who will run the job day to day, and who are the subcontractors?
- Who pulls the permits, and what is the payment schedule?
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