What we renovate - and what we do not
We renovate existing houses, condos and townhomes: kitchens, bathrooms, floors, walls, electrical, plumbing, HVAC, windows, doors, paint and finish carpentry. We are a renovation and repair contractor. We do not build new houses from the ground up and we do not build ADUs. That focus is deliberate - it is why we are fast and accurate on existing structures, where the real risk is what is behind the wall.
How a whole-house job is sequenced
- Walkthrough and existing-conditions report. We document what is there: panel capacity, supply line material, drain material, subfloor condition, framing, roof penetrations, HVAC age.
- Scope and phasing. We break the house into phases so you can live in part of it, or so you can move out for a shorter window instead of a longer one.
- Permits. Anything structural, electrical or mechanical goes through plan check under our license.
- Demolition and rough trades. All the messy work happens together instead of five separate times.
- Inspections, then finishes. Drywall, floors, cabinets, tile, trim, paint, fixtures.
- Punch list and closeout. Written punch list, photographic closeout, warranty documents and manuals handed to you.
The two mistakes that cost homeowners the most
Doing it in pieces over three years. Every phase pays for its own mobilization, protection, dust containment and permit. The same work done as one project usually costs 15 to 25 percent less in labor.
Skipping the panel and the plumbing. Beautiful finishes over a 100-amp panel and galvanized supply lines is money you will spend twice. If we recommend the panel, it is because your new appliance and lighting load genuinely needs it.
Budget reality
Whole-home renovations we run in Los Angeles typically start around $75,000 for a small condo or a 900 square foot house with two bathrooms and a kitchen, and run well past $300,000 for larger homes with structural changes. The single biggest cost driver is not finishes - it is how much of the mechanical, electrical and plumbing has to be replaced.
See a whole-home renovation we completed in Brentwood
In this 1971 post-and-beam home, we corrected the floor base before installing wide-plank flooring, completed electrical corrections while the walls were open, skim-coated the walls and vaulted ceiling, and finished the doors, casing and base. See the Brentwood whole-home renovation case study.
Planning a larger renovation? Request a free written remodeling estimate.
What is included in this service
- Existing-conditions report with photos before pricing
- Line-item scope, allowances and phased schedule
- Permit drawings and plan check coordination
- Demolition, disposal and dust containment
- Electrical, plumbing and HVAC rough-in and inspections
- Drywall, texture and paint
- Flooring, tile and stone
- Kitchen and bathroom build-out
- Doors, windows, trim and finish carpentry
- Fixture, appliance and hardware installation
- Weekly written progress updates
- Photographic closeout package and warranty documents
Frequently asked questions
Can we live in the house during the renovation?
Sometimes, if we phase it and you accept a working kitchen or bathroom being offline for a defined window. We will tell you honestly which phases are livable.
Do you build ADUs or new construction?
No. We renovate and repair existing structures. That is our specialty and we stay in it.
How do payments work?
Progress payments tied to completed milestones, not to calendar dates. You pay for work that is finished and inspected.
Who is on site every day?
A dedicated lead on site plus a project manager you can text. You get one point of contact, not a phone tree.
What about change orders?
Written, priced and signed before the work happens. If we find a hidden condition, you see photos and a price before we touch it.
Other services our Los Angeles crews handle
