Whole-house renovation
Rework the whole plan, and the systems behind it
A whole-house renovation is the most we do at once: new layout, new systems and new finishes, in a house that stays standing.
We open the walls we can in the binder phase, not on demolition day, so the structure, the wiring, the plumbing and the ductwork are known before the budget is set.
Included in the scope
Measured survey and as-built drawings
New floor plan, elevations and a selections book
Structure, framing, insulation and air sealing
Electrical, plumbing and air-conditioning by licensed trade partners
Kitchen, baths, floors, doors, windows and trim
Permits, inspections and a final walk-through
What changes the price
What moves the cost on this kind of job
No figure here, because the same room costs very different amounts in different houses. The binder puts a number on yours.
The age of the house
An older house hides more. Original wiring, galvanized pipe and plaster change the scope and sometimes the order of work.
How much the plan changes
Moving a wall is a drawing. Moving a bearing wall, a stair or a kitchen means structure, plumbing and a longer permit review.
The ground under it
Austin's clay soils move with the weather. A foundation that needs work is found by a survey, and it is priced before anything is built on it.
Finishes and allowances
Tile, counters and fixtures are priced as allowances until you choose. The selections book turns each into a figure.
How it goes
The order the work happens in
- 01
Step 1: The binder
Survey, drawings, selections, schedule and the maximum price, reviewed with you in person.
- 02
Step 2: Permits and orders
We submit the drawings and order the windows, doors and appliances that take longest.
- 03
Step 3: Demolition and structure
The house is protected, utilities are shut off by plan and the structure comes first.
- 04
Step 4: Systems, then finishes
Rough-in and inspection, then insulation, drywall, cabinets, floors and paint.
- 05
Step 5: The walk-through
Every room with you, against a written list, and a plan for anything still open.
Permits and rules
Permits and rules for a house in Austin
A whole-house renovation needs a residential building permit from the City of Austin, with separate permits for electrical, plumbing and mechanical work. We prepare the drawing set, submit it and answer the reviewers.
Height, setback and impervious-cover limits differ by lot, and protected trees have their own rules. The binder's survey checks each, before the design depends on them.
Neighborhood associations and deed restrictions can add review of their own. Tell us if yours does, and we put it in the schedule.
Examples
Sample work of this kind
Sample photos.
Questions
Questions about this kind of project
Can we stay in the house?
Sometimes. The binder says which rooms and utilities you lose, and for how long.
Do you open walls before you price?
Where we can do so without harm, yes, in the binder phase. What stays hidden is covered by an allowance and a contingency written into the maximum price.
What happens if we find something behind a wall?
It is paid first from the contingency in the contract. A change beyond it is priced and signed by you before the work moves.
Who supervises the work?
A lead superintendent is on site every working day, and your project manager reviews progress with you each week.
Planning a whole-house renovation?
Start with a conversation about the house. If a planning binder would help, we will say so and say what it covers.