Renovations, priced with the walls open.

We open the walls before you commit.

Schedules turn on what is known about the structure before demolition. So in preconstruction we open walls where the drawings make assumptions: a few thousand dollars and two weeks, the cheapest money in the project. You approve an estimate for the house you own, not the one on paper.

The usual culprits: electrical service too small for a modern load, undersized or failing drainage, structure altered without permit. All findable in advance. None pleasant in week six.

Can you live there? Often.

With phased scheduling and agreed hours; it takes a little longer. If the only kitchen or bathroom is out more than two weeks, we'll tell you it isn't. Access, staging and hours go in writing before we start.

What's included

• Kitchens, bathrooms, primary suites, whole houses
• Structural and seismic upgrades to older houses
• Additions and reconfigured plans
• Title 24 energy compliance, coordinated in-house
• Phased work for occupied homes
• Two-year workmanship warranty from final signature

Price it on the cost sheet Seven phases, three exits

What a renovation costs, division by division.

Our renovations run from $250,000 to $2,000,000. Area decides less of where you land than most owners expect.

Three things do most of the work. Ground (level, sloping, or steep and coastal) can move a project by a quarter on its own; site work, access and foundation compound. Jurisdiction moves it, through fees, review and schedule. Specification moves it furthest, and it is the only one you really control after purchase.

A typical full-property renovation, in our own proportions. They vary by project.

Finishes are the largest division and the most elastic: the gap between considered and without-compromise selections is very large, and yours to decide. Structure and mechanical are close to fixed. You cannot value-engineer a beam the calculations require.

On per-square-foot figures

Useful for orientation, misleading for decisions. A renovation touching structure, systems and finishes across a whole property costs differently per foot from one concentrated in two rooms, even at the same total area. We use rates for an order of cost, and priced line items for anything you should rely on.

Price your own on the cost sheet

Bathroom remodels. Sound in year ten.

For a bathroom that has caught up with the rest of the house: within a larger renovation, or alone at primary-suite scale.

Range

$65K–$250K

Construction

6–14 weeks

Warranty

Two years, workmanship

Waterproofing decides everything.

A bathroom is waterproofing with fixtures attached. Pan, curb, corners, penetrations, the door transition: none shows once the tile is on. We flood-test every pan and photograph the assembly before it is covered, for your closeout package.

Nearly every failure we are called to repair starts at an unsealed corner, a penetration through the pan, or a curb built after the membrane instead of under it.

Older houses hide something.

In pre-1970s houses here, expect at least one: cast-iron waste thinned past saving, framing softened by a slow leak, a subfloor too weak for stone. We open the room before the number is fixed.

Ventilation is not the fan.

A fan that ends in the attic, not through the roof, just moves the moisture. We find it regularly, even in well-built houses. Right termination, duct size and run length: cheap at rough-in, expensive later.

Under $65,000, call a specialist.

We take bathrooms within a larger renovation, or alone at primary-suite scale. For a single guest bath below $65,000, a specialist will serve you better.

Email Matt about your bath See our paperwork